Regulation

Dubai eviction notice law: the 12-month notice and the 2-year re-let rule

What Dubai Law No. 33 of 2008 actually says about eviction notices, the 12-month notarised notice, and why a landlord cannot re-let the unit for two years after evicting you for personal use or sale.

Sakani editorial team 6 min read10 June 2026

The law that governs eviction in Dubai

Eviction in Dubai is governed by Law No. 26 of 2007 and its amendment Law No. 33 of 2008, regulating the relationship between landlords and tenants. Article 25 is the operative section: it lists the only grounds on which a landlord can ask a tenant to vacate during a contract (Article 25(1)) and at the end of a contract (Article 25(2)). Outside those grounds, a landlord cannot evict — not for a higher offer, not for a new buyer, not because they changed their mind.

The 12-month notarised notice rule

Under Article 25(2), a landlord can ask a tenant to vacate at the end of the tenancy only for four specific reasons: the owner wants to sell the property, the owner or a first-degree relative wants to occupy it, the property needs major reconstruction or demolition that requires the unit to be empty, or the property requires comprehensive maintenance that cannot be done with the tenant inside. In all four cases the landlord must serve a 12-month eviction notice, the notice must state the specific reason, and it must be delivered through a Notary Public or by registered mail. A WhatsApp message, an email or a verbal request is not a valid eviction notice.

The 2-year re-let restriction

This is the part most tenants do not know. If the landlord evicted you under the 'personal use' ground (owner or first-degree relative will occupy) or the 'sale' ground, they cannot re-rent that same unit to a different tenant for two years for a residential property (and three years for a commercial property) from the date you handed over the keys. If they do — and tenants regularly catch this by checking new Ejari registrations on the same unit — you can file a case at the Rental Dispute Centre (RDC) for compensation. Real Dubai cases have seen courts award damages covering the cost of the tenant's forced move and the difference in rent on the replacement property.

What a valid eviction notice must contain

Date of the notice, full property details matching the Ejari, the specific Article 25(2) ground being relied on (selling / personal use / reconstruction / major maintenance), the 12-month vacate date, and proof of notarisation or registered-mail delivery. Missing any of these gives you grounds to challenge the notice at the RDC and continue your tenancy.

Eviction during the contract is different

Article 25(1) covers eviction during the contract term and is much narrower: non-payment of rent for 30 days after a formal notice, sub-letting without consent, using the property illegally, or causing damage to the unit. These are immediate-cause evictions and the 12-month rule does not apply — but the landlord still has to file at the RDC and obtain a judgment, they cannot change locks or cut utilities.

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The law that governs eviction in Dubai

The 12-month notarised notice rule

The 2-year re-let restriction

What a valid eviction notice must contain

Eviction during the contract is different

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