Dubai 12-Month Eviction Notice Rules (Article 25): Notary Public Service, Selling vs Personal Use & Unfair Eviction Compensation
Under Article 25(2) of Dubai Law No. 26 of 2007 (as amended by Law No. 33 of 2008), a landlord CANNOT evict a tenant upon lease expiry simply because they want to find a new tenant who will pay higher rent. Eviction upon contract expiry is only permitted for four strict statutory reasons (such as selling the property or moving in personally) AND requires a formal 12-month (365-day) notice served exclusively via a UAE Notary Public or Registered Post.
Key Statutory Takeaways (2026)
Open RERA & Tenancy Law Calculator →- An eviction notice sent only by email, WhatsApp, or normal courier is 100% legally invalid — it MUST be served via Notary Public or Registered Post (Article 25(2)).
- Only 4 valid reasons exist for eviction upon expiry: (1) Selling the property, (2) Personal use by owner/first-degree relative, (3) Demolition/reconstruction, or (4) Major renovation.
- If a landlord evicts you for "Personal Use" or "Selling" and then re-lets the apartment to a new tenant within 2 years (residential) or 3 years (commercial), you can sue at RDC for up to 1 full year of rent + moving expenses in compensation!
- The 365-day countdown starts from the exact day you receive the Notary Public notice — even if that extends past your current Ejari end date.
In This Guide (Quick Jump)
- 1. The Only 4 Legal Reasons for a 12-Month Eviction Notice
- 2. Why Email & WhatsApp Eviction Notices Are Legally Void
- 3. The 2-Year Re-Letting Ban & Winning Compensation at RDC
- 4. What Happens When Your Landlord Sells the Apartment?
- 5. How Rent Is Prorated When the 12-Month Notice Extends Past Ejari Expiry
- Statutory Comparison Table
- Frequently Asked Questions
1. The Only 4 Legal Reasons for a 12-Month Eviction Notice
Under Article 25(2) of Law No. 33 of 2008, a landlord may only demand eviction of the tenant upon expiry of the tenancy contract in four exhaustive cases:
- Sale of the Property: The owner wishes to sell the leased property.
- Personal Use by Owner or 1st-Degree Relative: The owner wishes to recover the property for their own personal residence or for the residence of a first-degree relative (parents, spouse, or children), provided the owner proves they do not own any other suitable alternative property in Dubai.
- Demolition & Reconstruction: With official Dubai Municipality permits.
- Comprehensive Renovation / Maintenance: That cannot be carried out while the tenant occupies the unit, verified by a technical report issued or attested by Dubai Municipality.
2. Why Email & WhatsApp Eviction Notices Are Legally Void
Unlike a 90-day rent increase notice (which can be sent by email), Article 25(2) strictly requires that a 12-month eviction notice be served through a Notary Public (Katib Al Adl) or Registered Mail (Emirates Post with delivery verification). If your landlord simply wrote "Non-renewable contract — tenant to vacate after 12 months" inside the Tenancy Contract Addendum or sent an email/WhatsApp, the Rental Dispute Center (RDC) treats that clause as null and void!
3. The 2-Year Re-Letting Ban & Winning Compensation at RDC
What if a landlord serves a Notary Public eviction notice claiming they want to "move in personally" or "sell the apartment", forces you to move out into a more expensive apartment, and then immediately rents your old apartment on Bayut/Property Finder at a 40% higher price?
Under Article 26 of Law No. 26 of 2007, if the landlord recovers the property for personal use, they are legally banned from re-renting it to any third party for at least 2 full years for residential properties (and 3 years for commercial properties). Using the DLD Dubai REST App, you can check whether a new Ejari contract was registered on your old apartment—and file a compensation claim at RDC, where judges routinely award evicted tenants the full difference in annual rent (or 50%–100% of a full year's rent) plus moving, broker, and DEWA costs!
4. What Happens When Your Landlord Sells the Apartment?
Under Article 27 of Law No. 26 of 2007, transferring ownership of a property to a new buyer does NOT terminate the tenant's right to occupy the property. Furthermore, if the previous owner served a 12-month eviction notice for the reason of "Selling the Property", once the property is sold, that reason has been fulfilled! If the new buyer wants to move in for their own Personal Use, recent RDC judicial principles often require the new owner to verify or serve a valid 12-month Notary Public notice for Personal Use once their Title Deed is issued.
5. How Rent Is Prorated When the 12-Month Notice Extends Past Ejari Expiry
Suppose your Ejari expires on March 31, 2027, and your landlord serves a Notary Public 12-month eviction notice on August 15, 2026. You do NOT have to vacate on March 31, 2027—you have the legal right to stay until August 15, 2027 (a 4.5-month prorated extension), paying rent for those 4.5 months at the legal RERA rate calculated on our RERA Rent Increase Calculator.
Immediate 30-Day Eviction (Article 25(1)) vs. 12-Month Expiry Eviction (Article 25(2))
| Eviction Ground | Notice Period | Legal Delivery Method | 2-Year Re-Renting Ban? |
|---|---|---|---|
| Non-Payment of Rent (within 30 days of notice) | 30 Days | Notary Public or Registered Post | No (Tenant breach) |
| Illegal Subletting Without Landlord Consent | 30 Days | Notary Public or Registered Post | No (Tenant breach) |
| Owner Wants to Sell the Property | 12 Months (365 Days) | Notary Public or Registered Post | Yes — cannot re-let instead of selling |
| Owner / 1st-Degree Relative Personal Use | 12 Months (365 Days) | Notary Public or Registered Post | Yes — 2-year ban (Residential) / 3-year (Commercial) |
| Major Renovation / Demolition (with DM permit) | 12 Months (365 Days) | Notary Public or Registered Post | Requires Dubai Municipality technical report |
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