My landlord gave me 3 months to leave. What can I do?

A 3-month notice does not meet Dubai's 12-month minimum. You are not legally required to vacate. File a case at the RDSC to confirm your right to remain and to establish the notice as invalid.

My landlord says they want to sell the property — do I have to leave?

Only if they served a valid 12-month notarial notice AND the property is being sold. If the 12-month notice was not properly served, you are not required to leave. Even after a valid sale notice, you retain the right to occupy until the full 12 months have elapsed.

Can a landlord evict me just because the tenancy contract has ended?

No. In Dubai, a tenancy automatically continues at the end of the contract period unless a valid 12-month eviction notice was served in advance. A landlord cannot simply refuse to renew and expect you to leave without the correct notice and legal reason.

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Legal ProcessGlossary

Eviction Notice (Dubai)

An eviction notice in Dubai is a formal legal demand from a landlord requiring a tenant to vacate the property. Under Law No. 33 of 2008, a valid eviction notice must be served at least 12 months in advance, delivered through a notary public or registered mail, and grounded on one of the specific legal reasons listed in Article 25 of the Dubai Tenancy Law — without which even a correctly timed notice is unenforceable.

Law No. 33 of 2008, Article 25

“The landlord may request the eviction of the tenant upon the expiry of the tenancy contract if the landlord wishes to sell the property or if the landlord or first degree relatives intend to personally use it, provided a 12-month prior notice is served on the tenant through a notary public or registered mail.”

In Depth

The 12-month advance notice requirement is one of the most important tenant protections in Dubai tenancy law. Unlike many other jurisdictions where a landlord can end a tenancy by simply not renewing the contract, Dubai law requires that even at the end of a fixed-term lease, the landlord must have served notice 12 months earlier AND must have a valid legal reason for the eviction.

The valid grounds for eviction under Article 25 are limited to: (a) the landlord intends to sell the property; (b) a first-degree relative of the landlord will personally occupy it; (c) the landlord will personally occupy it; (d) the property requires total demolition or comprehensive renovation that necessitates vacant possession; (e) the tenant has failed to pay rent within 30 days of a formal demand. Each of these grounds has specific requirements and limitations.

When a tenant receives an eviction notice, the first steps are: verify it was served by a notary public or registered mail (not WhatsApp or email); check the notice date and confirm 12 full months remain; verify the stated reason is one of the five valid Article 25 grounds; and research whether the landlord actually does intend to use the property as stated (selling it, living in it, etc.).

If any element is defective — wrong delivery method, less than 12 months' notice, invalid reason, or if the landlord subsequently re-lets the property to someone else within two years of an owner-occupancy eviction — the tenant has strong grounds to challenge the eviction at the RDSC and remain in the property or claim significant compensation.

Eviction Notice (Dubai)

In Depth

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