How to Evict a Tenant in Dubai 2026 Legally

Legal Grounds for Eviction in Dubai 2026

RERA lists specific reasons a landlord can end a tenancy. These include personal use by the owner or close family, major renovations that need the unit empty, or sale of the property. Without one of these reasons, eviction is not permitted even if the contract ends.

Personal use requires the landlord to move in or house immediate family. Renovation cases need a Dubai Municipality permit and proof the work cannot be done with tenants present. Sale cases need a signed sale agreement and confirmation the buyer wants vacant possession.

Notice Requirements and Timing

Landlords must serve a 12-month written notice through the RERA-approved Notary Public. The notice must state the exact reason and be delivered at least 12 months before the tenancy expiry date. Verbal or email notices have no legal weight.

If the tenant stays beyond the notice period, the landlord cannot change locks or cut utilities. Any self-help eviction risks fines from RERA and possible compensation claims by the tenant.

Step-by-Step Legal Process

First, issue the official 12-month notice via the Notary Public. Second, file a case at the Dubai Rental Dispute Centre if the tenant refuses to leave after the notice expires. Third, attend the scheduled hearing with all documents including the Ejari contract, title deed, and proof of the eviction reason.

The Rental Dispute Centre issues a ruling within 30 to 45 days in most cases. If the ruling favours the landlord, an execution order follows. Dubai Police then enforce the eviction on a scheduled date. The entire process from notice to enforcement typically takes 14 to 18 months.

Costs and Compensation Rules

Landlords cover all filing fees at the Rental Dispute Centre, currently AED 3.5 percent of the annual rent. Tenants may claim compensation if the landlord fails to occupy the unit or complete renovations within six months. Compensation amounts are decided case by case but often equal one to three months' rent.

Security deposits cannot be used to cover eviction-related costs. Landlords must return the deposit within 30 days after the tenant vacates and returns the keys, less any lawful deductions supported by invoices.

Common Mistakes That Delay Eviction

Many landlords issue notice too late or use the wrong format, resetting the 12-month clock. Others attempt to negotiate cash-for-keys deals without documenting them through RERA, leading to disputes. Providing false reasons, such as claiming personal use when the property is listed for rent again, can result in fines up to AED 50,000 and a one-year ban on new tenancy registrations.

Keeping records of all correspondence, payments, and official documents prevents delays and strengthens the case at the Rental Dispute Centre.

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