Can my landlord ask me to leave? Eviction rules in Dubai

A tenant with a valid, Ejari-registered contract in Dubai has real legal protection. A landlord can't end a tenancy simply because they've found a better offer or changed their mind.

Two different kinds of eviction

Dubai's rental law separates eviction for a breach during the tenancy, such as non-payment of rent, from eviction at contract expiry for reasons unrelated to any breach, most commonly to sell the property or for the landlord or a first degree relative to move in. This article covers the second kind, eviction at expiry to sell or for personal use; breach-based eviction follows a different process.

The 12 month notice

To end a tenancy at expiry for sale or personal use, the landlord must give a full 12 months' written notice, measured back from the date of eviction itself rather than simply from the contract's end date. That notice has to be delivered formally, through a notary public or registered mail, not by a phone call, text, or ordinary email.

Using the property for personal use also carries conditions on how long the landlord, or relative, must occupy it before re-letting, so a personal-use notice isn't a free pass to re-let immediately at a higher rent; we can talk you through what applies to your situation.

The process, step by step

1. The landlord decides to sell, or to occupy the property themselves or through a first degree relative
2. Notice is served formally, through a notary public or registered mail
3. Twelve months run from service to the eviction date stated in the notice
4. Your tenancy continues on its existing terms in the meantime
5. Any dispute about the notice goes to the Rental Dispute Settlement Centre

If the property is sold

A sale doesn't cancel your lease. A tenancy generally transfers to the new owner on its existing Ejari terms, including rent and remaining contract period. Whether a new owner can rely on a 12 month notice already served before the sale, rather than serving a fresh one, depends on the specifics of the case, so treat this as something to get advice on rather than assume either way.

If you receive a notice that doesn't look right, whether it's the wrong format, timing, or reason, get advice before you act on it.

Reviewed 7 September 2026, against Articles 25 to 26 of Law No. 33 of 2008. Individual cases can turn on details this article doesn't cover; get specific advice before acting on a notice.