Legal review: Mohamed Shehata — Legal Consultant
Published: March 6, 2025
Last updated: September 22, 2026
Last legal review: September 22, 2026
Summary: An Eviction Notice in Dubai is a notarized legal notice from a landlord requiring a tenant to vacate a property on a lawful ground and within the notice period set by Law No. (26) of 2007. This guide explains what an eviction notice means, when it can be issued, how it is served, what it costs, how long the full eviction process takes, whether a tenant can be evicted immediately, and what both landlords and tenants can expect at every stage.
Legal disclaimer: The information in this article is general and educational in nature and does not constitute legal advice. Requirements may vary according to the circumstances of each case and the competent authority. Final acceptance of any notice or filing rests with the authority to which it is submitted. Consult a qualified legal professional regarding your specific situation.
What Is an Eviction Notice?
An Eviction Notice is a legal document issued by a landlord to a tenant, notarized by a licensed notary, requiring the tenant to vacate the rented property within a specified period. This notice is typically sent when the tenant fails to meet contractual obligations, such as unpaid rent or property misuse, or when the landlord has a lawful reason to recover the property at the end of the lease.
In Dubai, eviction notices must comply with Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, as amended by Law No. (33) of 2008, and follow proper legal procedures to ensure validity. From our daily casework, the most common reason a notice is rejected by the Rental Dispute Settlement Committee (RDSC) is not the ground for eviction itself, but a procedural error: the wrong notice period, an un-notarized notice, or a delivery method that cannot be proved.
In this article, we provide a comprehensive guide on eviction notices in Dubai, including legal grounds, procedures, timelines, costs, and tenant rights.
Key Elements of an Eviction Notice
A compliant eviction notice in Dubai contains the following elements:
- Landlord’s details (name, Emirates ID or passport number, and contact information)
- Tenant’s details (name and the full address of the rented property)
- Reason for eviction (stated clearly and matching one of the grounds recognised by the law)
- Legal notice period (as required by law for that specific ground)
- Reference to the tenancy contract (Ejari number and contract dates)
- Official signature and date, followed by notarization
Eviction Notice Sample: What a Compliant Notice Looks Like
Many landlords search for an eviction notice sample or template before contacting a notary. The layout below shows the typical structure of a Dubai eviction notice, based on the key elements listed above. It is a reference only: a downloaded template is not a valid eviction notice until it has been drafted for your specific case and notarized.
Eviction notice sample layout for landlords and tenants in Dubai (illustrative reference only)
Why a template is not enough: the RDSC checks whether the ground stated, the notice period given, and the method of service all match the law. A generic sample cannot do this for your case. As part of our service, we prepare a compliant draft tailored to your tenancy contract and arrange its notarization. If the landlord is abroad, the notice can be signed by an attorney holding a notarized power of attorney for property management.
When Can a Landlord Issue an Eviction Notice?
The Dubai Tenancy Law specifies the conditions under which a landlord can issue an eviction notice. These include:
Non-Payment of Rent
If the tenant fails to pay rent within 30 days of receiving a notarized payment notice.
Violation of Public Order
If the tenant uses the property in a manner that violates public order or morals.
Damage to the Property
If the tenant causes significant damage to the property due to negligence or intentional misuse.
Breach of Contract Terms
If the tenant uses the property for unauthorized purposes or sublets it without the landlord’s written consent.
Demolition or Renovation
If the landlord plans to demolish the property or carry out major renovation that cannot be done while the tenant occupies it.
Personal Use
If the landlord or their first-degree relatives wish to use the property personally and have no other suitable property.
Property Sale
If the landlord decides to sell the rented property. A landlord abroad often handles the sale through a POA to sell property in Dubai.
Grounds such as non-payment, misuse, and breach allow eviction during the lease term. Demolition, renovation, personal use, and sale allow eviction only upon expiry of the lease, and always with 12 months’ notarized notice.
How to Serve an Eviction Notice to a Tenant in Dubai?
To ensure legal validity, landlords must follow these eviction procedures:
Delivery to the tenant. The notarized notice can be served via:
- Registered email (as stated in the tenancy contract)
- The official WhatsApp or mobile number listed in the Ejari contract
- Registered mail to the tenant’s address
- A licensed legal notification service provider (e.g. Tableegh)
Eviction Notice Dubai Online: What Can Be Done Remotely?
A large share of the eviction notices we handle are for landlords who live outside Dubai or cannot attend in person. Most of the process can now be completed electronically:
Can be done online
- Sending your documents and instructions by email or WhatsApp
- Drafting and reviewing the notice text
- Remote notarization by video call through the Dubai online notary system, where the case qualifies
- Electronic service of the notice via registered email, WhatsApp, or a licensed notification provider
- Filing the RDSC case through the Dubai Land Department’s online portal
May still require in-person action
- Notarization when the signatory cannot complete identity verification remotely
- Attending RDSC hearings if the committee requires the parties in person
- Enforcement steps after judgment, which are carried out by the execution department
For a full explanation of how remote notarization works in the UAE, see our guide on e-notarization and whether you can skip visiting the notary. Eligibility for remote notarization depends on the notary system and the identity documents available; we confirm this for each case before starting.
Required Documents for Issuing an Eviction Notice
If you need to issue an eviction notice in Dubai, you will require:
- Title deed of the property (or a certified true copy)
- Registered tenancy contract (Ejari). If your contract has not been attested, read about tenancy contract attestation in Dubai
- Emirates ID or passport of the landlord and the tenant’s details as shown in the Ejari contract
- Evidence of the ground for eviction (e.g. the unpaid-rent notice, sale agreement, or municipality demolition approval)
- Notarized power of attorney if the notice is signed by a representative rather than the owner
Cost of an Eviction Notice in Dubai
The total cost of an eviction notice in Dubai is made up of several separate components, and it is important to understand them before you start:
Official fees are revised from time to time by Dubai Courts and the Dubai Land Department, so we do not publish fixed figures here. Contact us for a current, itemised quotation for your specific notice.
Notice Period for Tenant Eviction
The duration of an eviction notice depends on the reason for eviction:
Note that the 90-day notice in Article (14) of the law relates to changes in the lease terms (such as rent amendments or non-renewal on new terms) and is a separate requirement from the eviction notice periods above.
Can a Tenant Be Evicted Immediately in Dubai?
No. Dubai law does not allow instant or no-notice eviction in normal circumstances. Every eviction requires two things: a valid legal ground recognised by Law No. (26) of 2007, and a notarized eviction notice served with the correct notice period. A landlord cannot change the locks, cut off utilities, or remove a tenant’s belongings without an order from the RDSC.
What is the fastest you can evict a tenant?
The shortest statutory notice is 30 days, which applies to non-payment of rent, breach of contract, misuse, and damage cases. If the tenant does not comply by the end of that period, the landlord must still file with the RDSC and obtain an enforceable order before the tenant can be removed.
The “immediate eviction” misconception
Even urgent cases (serious damage, illegal use of the premises) follow the same path: notarized notice, notice period, RDSC judgment, then enforcement. Skipping any step exposes the landlord to a counter-claim by the tenant.
How Long Does It Take to Evict a Tenant in Dubai? The Five Stages of Eviction
The notice period is only the first part of the timeline. If the tenant does not vacate voluntarily, the full process runs through five stages:
Realistic total timeframe: for a non-payment eviction with a tenant who does not comply, from service of the notice to enforcement typically takes roughly two to four months. For eviction upon expiry, add the 12-month notice period, so 13 to 16 months is a realistic planning window. RDSC processing times vary by caseload and by how contested the matter is, so treat these as ranges, not guarantees.
Tenant Rights During the Eviction Notice Period
The Dubai rental law protects tenants’ rights during the notice period, including:
- The right to occupy the property until the notice period expires.
- The ability to request an extension in certain cases.
- The right to challenge the eviction notice before the RDSC if it lacks legal grounds or was not properly served.
- In personal-use and sale cases, the right to claim compensation if the landlord does not actually use or sell the property within the period set by the law after eviction.
Tenant Responsibilities Upon Receiving an Eviction Notice
Tenants must fulfil the following obligations before vacating the property:
- Vacate the premises by the specified deadline.
- Return the property in good condition, allowing for normal wear and tear.
- Settle all outstanding rent, utility bills, and dues before leaving.
- Obtain the required clearances (e.g. DEWA final bill, Ejari cancellation) and hand over the keys.
Landlord Rights and Obligations During the Eviction Notice Period
Landlord rights
- The right to seek compensation for property damage due to tenant negligence.
- The right to reclaim the property upon expiry of the eviction notice, through the RDSC if the tenant does not vacate.
- The right to claim outstanding rent up to the date of handover.
Landlord obligations
- Ensure the property remains habitable throughout the tenant’s stay.
- Respect tenant privacy and avoid entering the property without consent.
- Provide a valid legal reason for eviction and the correct notice period.
- Deliver a clear, written, notarized notice through a provable channel.
Eviction Notice in Abu Dhabi and Other Emirates: A Note
This article is scoped to the Emirate of Dubai under Law No. (26) of 2007. Abu Dhabi follows its own tenancy legislation (Law No. (20) of 2006, as amended), with rental disputes handled by the Rental Disputes Settlement Committee under the Abu Dhabi Judicial Department. Sharjah and the other emirates likewise apply their own rules and notice periods. An Abu Dhabi landlord or tenant should confirm requirements under Abu Dhabi’s law rather than assume Dubai’s periods apply. Properties inside the DIFC are covered by a separate regime; see our guide on sending an eviction notice in the DIFC. We also provide notary services in Sharjah for notices governed by Sharjah’s tenancy law.
Need an Eviction Notice Drafted and Notarized Today?
Private Notary Dubai assists landlords and property managers in preparing a compliant eviction notice, arranging notarization (in person or online), and serving it through a provable channel. The notice itself is certified by the competent notary under Dubai Courts.
Frequently Asked Questions (FAQs)
1. What is the meaning of an eviction notice?
An eviction notice is a formal, notarized legal notice from a landlord informing a tenant that they must vacate the rented property by a specified date, for a reason recognised by the tenancy law. In Dubai it is the mandatory first step before any eviction case can be filed with the RDSC.
2. What is the required notice period for eviction in Dubai?
12 months for personal use, sale, demolition, or major renovation; 30 days for non-payment of rent, breach of contract, misuse, or damage. Separately, 90 days’ notice before lease expiry is required for changes to the lease terms under Article (14).
3. How long is the notice to evict?
The notice to evict is a minimum of 30 days for tenant-fault grounds (non-payment, breach, misuse, damage) and 12 months for landlord-initiated grounds at lease expiry (sale, personal use, demolition, renovation). The period runs from the date the notarized notice is served on the tenant.
4. How many months is given to a tenant to vacate?
A tenant is given 12 months to vacate when the landlord is recovering the property for sale, personal use, demolition, or renovation. For non-payment or breach, the tenant has one month (30 days) to remedy the breach or vacate.
5. On what grounds can a tenant be evicted in Dubai?
Under Article (25) of Law No. (26) of 2007, a tenant may be evicted for non-payment of rent after notice, unauthorised subletting, illegal or immoral use, damage or misuse, breach of contract terms, or because the landlord needs the property for sale, personal use, demolition, or major renovation.
6. Can a tenant be evicted immediately?
No. Dubai law does not permit immediate or no-notice eviction. A valid ground and a notarized notice with the correct notice period (a minimum of 30 days) are always required, followed by an RDSC order if the tenant does not comply.
7. Can a landlord evict a tenant without notice?
No. All evictions in Dubai must follow the legal procedure and provide the tenant with a notarized notice and the statutory notice period. Self-help eviction (changing locks or cutting utilities) exposes the landlord to liability.
8. How long does it take to evict a tenant in Dubai?
If the tenant does not comply, a non-payment eviction typically takes around two to four months from service of the notice to enforcement, depending on RDSC caseload. Evictions upon expiry add the 12-month notice period, so 13 to 16 months is a realistic planning window.
9. What are the five stages of eviction?
(1) Issue and serve the notarized eviction notice; (2) the notice period elapses; (3) the landlord files a case with the Rental Dispute Settlement Committee; (4) RDSC review and hearing; (5) judgment and enforcement by the execution department.
10. What are the requirements for a tenant eviction notice in Dubai?
The notice must state the landlord’s and tenant’s details, the property address, the legal ground, the notice period, and the date; be signed and notarized; and be served through a provable channel. The landlord needs the title deed, the Ejari contract, and Emirates ID or passport to issue it.
11. What happens if a tenant refuses to leave after an eviction notice?
The landlord files a case with the Rental Dispute Settlement Committee at the Dubai Land Department. If the committee finds the notice valid, it issues an eviction order that is enforced by the execution department.
12. Can a tenant challenge an eviction notice?
Yes. A tenant can challenge an eviction notice before the RDSC if it lacks a lawful ground, gives the wrong notice period, was not notarized, or was not properly served.
13. Can an eviction notice in Dubai be issued online?
Largely, yes. Drafting, remote notarization by video call (where the case qualifies), electronic service, and RDSC filing can all be completed online. Some notarizations and hearings may still require in-person attendance.
14. Do Dubai eviction rules apply in Abu Dhabi?
No. Abu Dhabi applies its own tenancy law and its own rental disputes committee under the Abu Dhabi Judicial Department. Landlords and tenants in Abu Dhabi should confirm the notice requirements under Abu Dhabi’s rules.
Get Expert Legal Assistance for Eviction Notices in Dubai
Dealing with an eviction notice, whether as a landlord or tenant, requires a clear understanding of Dubai’s rental laws to avoid procedural mistakes that can cost months. From our daily work with landlords and property managers, our team can assist in:
- Drafting and notarizing eviction notices and legal notices in Dubai
- Serving the notice through a provable channel and keeping evidence of service
- Preparing a litigation power of attorney so a representative can act before the RDSC
- Notarizing a property management POA for owners who live abroad
- Contract notarization and certified true copy attestation of supporting documents
Our services are available through our full services page, and you can read more about who we are on our about page or browse our FAQ and private notary UAE FAQ.
Important notes
- Private Notary Dubai facilitates the notarization of eviction notices; the notice is certified by the competent notary and eviction orders are issued only by the RDSC.
- Requirements may differ according to the facts of each case and the competent authority.
- Final acceptance of the notice rests with the authority to which it is submitted.
- Also read: real estate power of attorney in the UAE, transferring property ownership between family members, and the property sale POA guide.
Abdul Hamid Mohammad — Legal Consultant
Abdul Hamid is a legal consultant with extensive experience in providing legal advice in the United Arab Emirates. His expertise focuses on legal drafting, resolving commercial disputes, and drafting and reviewing corporate and employment contracts.
Conclusion
An Eviction Notice in Dubai is only as strong as the procedure behind it: a lawful ground, the correct notice period, notarization, and provable service. Whether you are a landlord recovering your property or a tenant who has received an eviction notice, understanding the five stages, the realistic timeline, and the cost components puts you in a far better position before the Rental Dispute Settlement Committee.
If you need assistance with drafting or notarizing an eviction notice in Dubai, contact Private Notary Dubai. We have assisted thousands of clients in preparing, notarizing, and delivering eviction notices that stand up to scrutiny.
Official Sources
- Dubai Legislation Portal — Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, and Law No. (33) of 2008 amending it
- Dubai Land Department — Rental Dispute Settlement Committee (RDSC) and Ejari
- Dubai Courts — notary public services and fee schedule
- Abu Dhabi Judicial Department — rental disputes in the Emirate of Abu Dhabi
Related reading: what is a power of attorney · individual power of attorney in the UAE · legal notice for cancellation of a POA · POA for buying property · document attestation in the UAE · legal translation into English · how a private notary protects you from disputes · contact us
Abdul Hamid is a legal consultant with extensive experience in providing legal advice in the United Arab Emirates. His expertise focuses on legal drafting, resolving commercial disputes, and drafting and reviewing corporate and employment contracts.