Notarization Eviction notice Dubai: Step by Step 2025

Eviction notice Dubai is a legal procedure usually taken by a landlord to notify a tenant of his desire to terminate a tenancy agreement. In the Dubai, the tenant eviction process is subject to specific laws and regulations that guarantee the rights of both parties. This guide aims to provide a comprehensive overview of the eviction notice to tenant Dubai procedures that are carried out professionally by the POA&More team, focusing on the legal aspects and procedures they carry out.

Eviction notice Dubai: What is It?

An Eviction Notice Dubai is an official letter sent by the landlord (landlord) to the tenant, notifying them of the need to vacate the rented property. This notice aims to give the tenant sufficient time to prepare for departure and search for a new residence, in accordance with the laws in force in Dubai, which protect the rights of both landlord and tenant. The landlord has the right to send an Eviction Notice in Dubai in specific cases stipulated by law, the most prominent of which are:

Non-payment of rent: If the tenant is late in paying the rent, or part thereof, for 30 days from the date of the notice to pay.
Breach of contract terms: If the tenant violates any of the essential terms of the lease, such as using the property for illegal purposes, subletting it without the landlord’s consent, or causing damage to the property.
The lease term has expired and the landlord does not wish to renew it.
The landlord’s need for the property for personal purposes: Such as wanting to occupy the property himself or a first-degree relative, provided the tenant does not own another suitable property.
The landlord wants to sell the property.
The landlord’s desire to demolish the property for reconstruction or to add new buildings.
The property needs extensive renovation or maintenance: This cannot be done while the tenant resides there.

Here: Legal Notice Dubai Services in UAE

Reasons for Evicting a Tenant in Dubai

Dubai’s tenancy laws regulate the relationship between landlords and tenants and specify the grounds for which a landlord may request an Eviction notice Dubai. These grounds generally fall into two categories:

Reasons related to the tenant’s breach of contract or the law:

Non-payment of rent: If the tenant fails to pay the rent, or any part thereof, within 30 days of the landlord’s notice to pay, the landlord has the right to request eviction. The eviction notice must be notarized and delivered by notary public or registered mail.
Subletting without the landlord’s consent: The tenant may not sublet the property, or any part thereof, without the landlord’s written consent.
Using the property for purposes that are unlawful or contrary to public order and morals: If the tenant uses the property for illegal or immoral activities.
Causing significant damage to the property or making changes that threaten its safety: If the tenant causes significant damage to the property through negligence or misuse, or makes changes that affect the safety of the property without consent.
Using the property for a purpose other than the leased purpose: For example, renting a residential property and using it as a workshop.
Breach of any of the terms of the lease or the provisions of the law: If the tenant fails to comply with any of the terms of the lease or the provisions of the law and does not rectify the situation within 30 days from the date of notification by the landlord through a notarized eviction notice.
Leaving the commercial property vacant: In the case of commercial properties, if the tenant leaves the property vacant for 30 consecutive days or 90 intermittent days during the year without a legitimate reason.
Risk of property collapse: If the property is at risk of collapse, based on a technical report.

Reasons related to the landlord’s need for the property after the expiration of the lease term:

In these cases, the landlord must send an Eviction notice Dubai to the tenant at least 12 months prior to the specified eviction date. The eviction notice must be sent to the tenant by notary public or registered mail. These reasons include:

The landlord’s desire to use the property for his personal residence or for a first-degree relative (parents, spouse, children). The landlord must not own another property suitable for the same purpose.
The landlord’s desire to sell the property: The tenant must be notified 12 months in advance. The property needs demolition or reconstruction: If urban development requirements or government authorities require the property to be demolished and rebuilt.
The property needs extensive renovation or maintenance: If the renovation or maintenance work cannot be carried out in the tenant’s presence.

Does eviction notice have to be notarized

Yes, notarizing an eviction notice Dubai is extremely important and essential. Although some contracts may be verbal, the law prefers to document everything to ensure the rights of all parties. Why is notarizing a tenant eviction notice Dubai important?

Formal proof: A notarized Dubai tenant eviction notice provides conclusive evidence that the landlord has notified the tenant of the need to vacate the property by the specified date.
Protecting the landlord’s rights: If the tenant refuses to vacate, the landlord has a strong legal basis to file a lawsuit and request the forced eviction of the tenant.
Avoiding disputes: A vacating notice to tenant Dubai outlines the conditions and procedures for eviction, reducing the likelihood of disputes between the two parties.
Defining responsibilities: In the event of damages or financial dues, a notarized eviction letter notice from landlord in Dubai helps determine the responsibility of each party.
Basis for lawsuits: If a landlord is forced to file an eviction lawsuit, a notarized eviction notice from landlord is an essential document to support their case.

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Eviction notice notarized step by step

Documenting an eviction notice Dubai through POA&More POA Dubai involves several steps to ensure the validity and legality of the notice. Here are the steps involved in the eviction notice Dubai through POA&More:

Drafting the notice: We help draft an eviction notice Dubai that fully complies with Dubai rental laws, taking into account the specific reason for eviction and the required timeframes.
Preparing documents: We guide you in gathering and preparing all the necessary documents for attestation.
Notarization procedures: We handle the notarization process at the Dubai Courts (notary public) on your behalf, saving you time and effort.
Serving the notice: We ensure that the tenant notice to vacate Dubai is served to the tenant in the correct legal manner, providing proof of notification.
Legal advice: We provide legal advice to ensure that all steps comply with local laws and avoid any future complications.

How to send eviction notice to tenant in Dubai

POA&More specializes in assisting individuals and businesses with eviction notices Dubai:

Notice Drafting: They will draft the eviction notice in full compliance with Dubai laws and regulations.
Notarization: They will arrange for the Dubai eviction notice to be notarized by a notary for eviction notices in Dubai Courts.
Delivery: They will ensure that the notice is delivered to the tenant by approved legal means (registered mail, through a notary public, or licensed notification services).
Legal Advice: They can advise on the legal grounds for eviction, the length of the notice, and any other details related to Dubai’s tenancy laws.
Notice Length: The length of the notice of eviction of a property varies depending on the reason for eviction. For example, eviction notices Dubai are required for 12 months for personal use, sale, or full renovation, while 30 days are required for contract violations such as non-payment of rent.

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How to evict a tenant in Dubai

Evicting a tenant in Dubai is a process governed by strict laws to ensure the rights of both landlord and tenant. Generally, eviction requires a legal reason and an official Eviction Notice Dubai. Here are the main steps and procedures:

A landlord can request an Eviction Notice Dubai in the following cases:

Non-payment of rent: If the tenant is late in paying the rent, or part thereof, for 30 days from the date the landlord sends the payment notice.
Subletting the property (sub-leasing) without the landlord’s written consent.
Using the property for illegal purposes or in violation of public order and morals.
Making changes to the property that endanger its safety or make it impossible to restore the property to its original condition.
The tenant fails to comply with property regulations or applicable laws.
Leaving the commercial property unoccupied without a valid reason for 30 consecutive days or 90 non-consecutive days per year.

Termination of the lease (for specific reasons):

The landlord wishes to demolish and rebuild the property or add new facilities that prevent the tenant from using it (requires approval from the competent authorities).
The property needs extensive repairs or renovations that cannot be carried out while the tenant is occupying it (a technical report certified by Dubai Municipality is required).
The owner wishes to occupy the property themselves or a first-degree relative (children, parents, spouse), provided that the owner does not own another property suitable for the same purpose.
The owner wishes to sell the property.

Official Eviction Notice Dubai (Notice):

Written Notice Required: The landlord must send a written eviction notice to the tenant. Verbal notice or informal WhatsApp messages are not sufficient.
Method of Delivery: The notice must be sent via a notary public or registered mail to ensure its legal validity.

Duration of Eviction Notice Dubai:

30 days: In cases of non-payment of rent or breach of other remediable contract terms. The Eviction Notice Dubai must state the reason and give the tenant 30 days to rectify the situation or vacate the property.
12 months: In cases of eviction for demolition, renovation, personal use, or sale. This Eviction Notice Dubai must be sent at least 12 months prior to the scheduled eviction date and must clearly state the legal reason for the eviction.
Notice Contents: The Eviction Notice Dubai must be clear, state the reason for the eviction, and state the deadline for leaving.

Applying to the Rental Disputes Settlement Committee (Rent Court):

If an amicable settlement cannot be reached or the tenant fails to comply with the notice, the landlord can file a case with the Rental Disputes Settlement Committee at the Dubai Land Department.
Required Documents: Documents must be submitted, such as the tenancy contract (registered with Ejari), previous eviction notices, and any supporting evidence (such as bank statements proving non-payment of rent, technical reports, or ownership documents).
The case can be filed through the Real Estate Trustee Service Centers or electronically via the Dubai Land Department website.

Litigation and Trial Hearings:

The committee sets hearings to investigate the case, and both parties (landlord and tenant) are heard and evidence is presented.
Mediation sessions are often held to attempt to reach an amicable solution before a judgment is issued.

Court Decision (Dispute Resolution Committee):

After reviewing the case, the judge issues a ruling on the eviction.
If an eviction order is issued, a date is set for enforcement.

Judgment Enforcement:

If the tenant does not comply with the voluntary judgment, the landlord can submit a request to enforce the judgment to the court that issued it.
The enforcement attorney (usually the Land and Property Department in cooperation with the police) notifies the tenant of the enforcement order and sets a time limit (usually a short one) to vacate the property.
If compliance is not met, forced eviction is carried out in the presence of an official from the enforcement attorney and the police, and the tenant’s belongings may be removed and returned to him.

Landlord notice to end tenancy Dubai

Giving an Eviction notice Dubai to terminate a tenancy contract is a crucial step in ensuring a smooth and legal transition for both tenant and landlord. The Dubai Tenancy Law (Law No. 26 of 2007 and its amendments) outlines the rules and procedures for contract termination, and ignoring these procedures can lead to disputes and undesirable legal and financial consequences.

Why is an Eviction notice Dubai necessary?

Legal Compliance: Dubai law requires a tenant to give the landlord an Eviction notice Dubai to terminate a contract in advance. The required notice period varies depending on the terms of the contract, but is typically 90 days. Failure to comply with this period may subject the tenant to compensation or fines.
For the landlord: The notice gives the landlord sufficient time to search for a new tenant for the property, reducing vacancy and potential loss of revenue. It also allows the landlord to carry out any necessary maintenance or renovations before the new tenant moves in. For Tenants: Eviction Notice Dubai ensures that the tenant terminates the tenancy legally and properly, protecting them from any future claims from the landlord related to lack of notice or non-compliance with the terms of the contract.
Avoid Legal Disputes: Failure to provide proper notice is a common cause of rental disputes that may reach the Dubai Rental Disputes Committee. Prior and clear notice avoids these complications and encourages an amicable resolution of any outstanding issues.
Refund of Security Deposit: The security deposit (paid by the tenant at the beginning of the contract) is usually contingent on the tenant’s compliance with the terms of the contract, including providing proper notice. Failure to provide notice may be used as grounds for deducting part or all of the deposit.
Financial Planning: Eviction Notice Dubai enables both parties to better plan their finances. The tenant can plan for the move and new rental costs, while the landlord can plan for the expected income from the property.

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When is a Landlord Entitled to Serve an eviction notice to tenant Dubai?

In Dubai, a landlord has the right to serve an eviction notice on a tenant in specific cases and according to specific notice periods, in accordance with the Dubai Tenancy Law (Law No. 26 of 2007 and its amendments). The following are examples of the cases in which a landlord has the right to serve an Eviction notice Dubai:

Eviction during the term of the contract (due to the tenant’s breach of the terms of the contract):

Non-payment of rent: If the tenant fails to pay the rent, or any part thereof, within 30 days from the date the landlord notifies them of the necessity of payment.
Subletting: If the tenant sublets the property, or part thereof, without the landlord’s written consent.
Using the property for illegal or immoral purposes.
Causing significant damage to the property.
Using the property for a purpose other than that agreed upon in the tenancy contract.
Failure of the tenant to comply with any of their legal obligations or the terms of the tenancy contract: Within 30 days from the date the landlord notifies them of the necessity of compliance.
Commercial Property Abandonment: If the tenant leaves the commercial property vacant for 30 consecutive days or 90 non-consecutive days in a single year, unless otherwise agreed by the parties.
If the property is dilapidated: Provided the landlord proves this with a technical report issued or approved by Dubai Municipality.

Eviction upon Expiry of the Contract (for reasons specified by the landlord):

This type of eviction requires at least 12 months (365 days) notice prior to the proposed eviction date. The Eviction Notice Dubai must be sent by a notary public or registered mail. These reasons include:
The landlord’s desire to use the property for his personal residence or for the residence of a first-degree relative (parents, spouse, children). The landlord must not own a suitable alternative property for this purpose.
The landlord’s desire to sell the property.
The need to demolish the property for reconstruction.
The need to carry out major renovations or maintenance on the property that cannot be carried out while the tenant is occupying it. A technical report issued or approved by Dubai Municipality must be submitted explaining the necessity of these renovations or maintenance.

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Terms of Eviction Notice Dubai

Based on Dubai’s rental laws, there are specific conditions for issuing an eviction notice to a tenant. The notice period and notification method vary depending on the reason for eviction. Here is a breakdown of the most important conditions for eviction notices Dubai:

The duration of the eviction notice Dubai is 12 months.

In cases where the landlord wishes to evict the tenant for one of the following reasons:

Personal use: If the landlord wishes to use the property for their own residence or for the residence of a first-degree relative (such as parents, spouse, or children), and the landlord must prove that they do not own a suitable alternative property for this purpose.
Sale of the property: If the landlord wishes to sell the property.
Demolition or reconstruction of the property: If the property needs to be demolished, rebuilt, or undergo comprehensive maintenance, making it impossible for the tenant to remain. The condition of the property must be verified with a technical report certified by the municipality.

Duration of Eviction Notice Dubai: 30 days

In certain cases, a tenant may be evicted due to a breach of the terms of the contract, such as:

Non-payment of rent: If the tenant fails to pay the rent or any part thereof within 30 days from the date the landlord notifies them to pay.
Subletting: If the tenant sublets the property without the landlord’s written consent.
Misuse of the property: If the tenant uses the property for illegal or immoral purposes, or uses it in a manner inconsistent with the purpose for which it was leased.
Damage to the property: If the tenant causes a change to the property that affects its safety or causes damage to it intentionally or through gross negligence.
Non-compliance with any condition of the contract: If the tenant fails to comply with any of the terms of the lease within 30 days from the date of notification to comply with that obligation or condition.
Other cases:
In the case of commercial properties, if the tenant closes business operations for 30 consecutive days or 90 non-consecutive days without valid reasons.

Method of notification:

Eviction Notice Dubai must be sent in writing and clearly. The transfer must be made through a notary public or registered mail to ensure the transaction is documented and protect the rights of both the tenant and landlord. Sending a message via WhatsApp or regular email is not sufficient.

Advantages offered by POA&More when making an Eviction notice Dubai

Extensive experience: The company has extensive experience in the field of rentals and real estate cases in Dubai.
Specialized legal team: A specialized legal team works to study each case individually and provide the best legal solutions.
Speed of procedures: The company seeks to expedite legal procedures as much as possible.
Complete transparency: The client is informed of all developments in the case on an ongoing basis.

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Frequently asked questions

Notice to a tenant in Dubai important?

Yes, the Dubai Eviction Notice is very important for several reasons:

Legal Requirements: The Dubai Tenancy Law (Law No. 26 of 2007 and its amendments) sets clear requirements regarding notices between landlords and tenants. Failure to comply with these requirements may result in the nullification of the proceedings or the rejection of claims at the Rental Disputes Center.
Rent Increase: If the landlord wishes to increase the rent, they must send a notice to the tenant at least 90 days prior to the contract renewal date, according to the Real Estate Regulatory Authority (RERA) form. The notice must specify the percentage of increase approved by the Dubai Rent Index.
Property Eviction: If the landlord wishes to evict the tenant for specific reasons (such as selling the property, personal use, demolition, or extensive renovation), they must send a legal notice to the tenant at least 12 months prior to the eviction date. The notice must clearly state the reason for the eviction.
Contract Renewal or Non-Renewal: Although the contract is usually automatically renewed, any changes to the terms of the contract (such as a rent increase) require prior notice. Either party’s desire not to renew the contract may require prior notice within a certain period specified by the contract or the law.
Avoid Disputes: Formal written notices provide clear evidence of communication between the parties, the dates of the notices, and the content. This reduces the possibility of misunderstandings and helps resolve disputes more quickly and effectively if necessary.
Protecting the Rights of Both Parties: Notice ensures that both landlord and tenant are aware of their rights and obligations and of potential changes to the tenancy, protecting their interests.

Generally, any substantial change to the tenancy requires a formal Eviction Notice Dubai. It is always advisable to take Eviction Notice Dubai seriously and keep copies of it. If in doubt, consult POA&More.

Can a landlord force a tenant to leave in Dubai?

Yes, a landlord has the right to force a tenant to leave in Dubai, but this must be done in accordance with the emirate’s rental law, which sets specific conditions and procedures to protect the rights of both the tenant and the landlord.

Instances in which a landlord has the right to evict a tenant:

Non-payment of rent: If the tenant fails to pay the rent, or any part thereof, within 30 days from the date of the landlord’s notice to pay, unless the parties agree otherwise.
Subletting without consent: If the tenant sublets the property, or part thereof, without the landlord’s written consent.
Use of the property for illegal or unauthorized purposes: If the tenant uses the property for immoral or illegal purposes, or in a manner contrary to the purpose for which it was rented.
Damage to the property: If the tenant makes changes to the property that endanger its safety, or causes damage to it intentionally or through gross negligence.
Breach of Contract Terms: If the tenant fails to comply with any of the terms of the lease or any of his legal obligations within 30 days from the date of notification by the landlord.
Abandonment of Commercial Property: If the leased property is a commercial premises and the tenant leaves it unoccupied without a legitimate reason for 30 consecutive days or 90 intermittent days within one year.
Requirement of Demolition or Comprehensive Renovation of the Property: If government entities decide to demolish the property for reconstruction, or if the property requires major renovations that cannot be carried out in the tenant’s presence.

Cases in which the landlord has the right to request the tenant’s eviction:

In these cases, the landlord must notify the tenant at least 12 months prior to the eviction date. The notification must be delivered by notary public or registered mail. These cases include:

Landlord’s Desire to Reoccupy the Property: If the landlord wishes to reclaim the property for personal use or for the use of any of his first-degree relatives (such as a spouse, children, or parents), provided that the landlord does not own another property suitable for the same purpose. The owner is prohibited from renting the property to a third party for at least two years (for residential use) or three years (for non-residential use) from the date of vacating the property for personal use.
Sale of the property: If the owner wishes to sell the property.
Demolition and reconstruction of the property: If the owner wishes to demolish the property and rebuild it, or add new buildings that prevent the tenant from using it.
Comprehensive renovations: If the property requires comprehensive renovations or maintenance that prevent the tenant from using it.

Sources

[Wikipedia]