By Abdul Hamid Mohammad, Legal Consultant | Published: March 6, 2025 | Last updated: October 21, 2026
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. It 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. 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.
Key Elements of an Eviction Notice
- Landlord’s details (name, Emirates ID or passport number, contact information)
- Tenant’s details (name and full address of the rented property)
- Reason for eviction, stated clearly and matching a ground 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
Legal Notice to Tenant to Vacate: Which Notice Applies?
Quick answer
A legal notice to a tenant to vacate in Dubai is a notarized notice from the landlord, based on a lawful ground and the notice period set by Law No. (26) of 2007: 30 days for tenant-fault grounds such as non-payment, 12 months for sale, personal use, demolition or renovation.
The first question is always which notice you need. Using the wrong one is the most common procedural error we see, and it is a ground on which a tenant can challenge the notice before the RDSC.
| Ground | Notice period | When it applies |
|---|---|---|
| Non-payment of rent | 30 days from service of the notarized notice to pay | During the lease term |
| Breach of contract, unauthorised subletting, misuse or damage | 30 days from service to remedy the breach or vacate | During the lease term |
| Sale, personal use, demolition or major renovation | 12 months, notarized or by registered mail | Only upon expiry of the lease |
Notice periods under Law No. (26) of 2007, as amended by Law No. (33) of 2008. See the Dubai Legislation Portal for the official text. The 90-day notice in Article (14) concerns changes to lease terms and is a separate requirement.
Legal Notice for Non-Payment of Rent in Dubai
Quick answer
A legal notice for non-payment of rent in Dubai is a notarized demand that gives the tenant 30 days from service to pay the overdue rent. If the tenant does not pay within that period, the landlord may file with the Rental Dispute Settlement Committee. It is separate from the 12-month eviction notice used for sale or personal use.
When rent is overdue, the notice to pay is the step that turns a payment problem into a case the RDSC can hear. A message sent only by phone or chat does not replace it. Because the tenant keeps the right to pay and stay during the 30 days, the notice should be precise about what is owed.
What a non-payment notice should state
- Landlord and tenant details, the property address, and the Ejari number and contract dates
- The amount of unpaid rent and the instalment or period it relates to
- A clear demand to pay within 30 days from service of the notice
- The consequence if payment is not made: referral of the matter to the RDSC
- Signature of the landlord, or of an attorney under a notarized power of attorney, followed by notarization
Steps for sending the notice
Non-payment notice vs. 12-month eviction notice
A non-payment notice demands payment within 30 days and applies during the lease. The 12-month eviction notice applies only at lease expiry, for sale, personal use, demolition or renovation. They are not interchangeable: a 12-month notice does not replace the notice to pay, and a 30-day notice cannot be used to recover the property for personal use.
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. 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.
LEGAL NOTICE — EVICTION NOTICE
Emirate of Dubai · Notarized
Notifying party (Landlord): Full name · Emirates ID / Passport · Address · Phone · Email
Notified party (Tenant): Full name · Emirates ID / Passport · Leased property address · Ejari number
Subject: Notice to vacate the leased premises pursuant to Article (25) of Law No. (26) of 2007, as amended
Facts and legal ground: Tenancy contract reference and dates · The specific ground for eviction (e.g. non-payment, personal use, sale, demolition) · Supporting facts
Demand and notice period: The tenant is required to vacate and hand over the premises within [30 days / 12 months] from the date of service, failing which the landlord reserves the right to refer the matter to the Rental Dispute Settlement Committee
Signature and date: Landlord or authorised attorney under a notarized POA
Notary attestation and reference number
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:
💰 Non-payment of rent
The tenant fails to pay rent within 30 days of receiving a notarized payment notice.
⚖️ Violation of public order
The tenant uses the property in a manner that violates public order or morals.
🔧 Damage to the property
The tenant causes significant damage through negligence or intentional misuse.
📄 Breach of contract terms
The tenant uses the property for unauthorised purposes or sublets without the landlord’s written consent.
🏗️ Demolition or renovation
The landlord plans to demolish the property or carry out major renovation that cannot be done while the tenant occupies it.
🏠 Personal use
The landlord or first-degree relatives wish to use the property personally and have no other suitable property.
🏷️ Property sale
The landlord decides to sell the rented property. A landlord abroad often handles the sale through a POA to sell property in Dubai.
How to Serve an Eviction Notice to a Tenant in Dubai
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 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 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, carried out by the execution department
For a full explanation of remote notarization, see our guide on e-notarization and whether you can skip visiting the notary. Eligibility 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
- 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 Components of an Eviction Notice in Dubai
The total cost is made up of several separate components. It helps to understand them before you start:
- Drafting and notarization. The notary fee for certifying a legal notice is set by the Dubai Courts fee schedule and charged per notice. If a professional drafts the notice for you, the drafting fee is separate from the notary’s own fee.
- Delivery. Service via registered email or the Ejari WhatsApp number carries little or no additional cost. Service through a licensed notification provider such as Tableegh is charged separately by that provider, but gives you a formal certificate of delivery that is easier to rely on before the RDSC.
- Court filing (only if the case escalates). If the tenant does not vacate, filing with the RDSC involves a filing fee calculated as a percentage of the annual rent, subject to a minimum and maximum set by the Dubai Land Department. It is separate from the notice itself.
Notice Period for Tenant Eviction
| Ground for eviction | Minimum notice period |
|---|---|
| Demolition, major renovation, personal use or sale of the property | 12 months before the intended eviction date, served through a notary or registered mail |
| Non-payment of rent | 30 days from service of the notarized notice to pay or vacate |
| Breach of contract, unauthorised subletting, misuse or damage | 30 days (one month) from service to remedy the breach or vacate |
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). It 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 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.
How Long Does It Take to Evict a Tenant? The Five Stages
The notice period is only the first part of the timeline. If the tenant does not vacate voluntarily, the process runs through five stages:
Realistic total timeframe: for a non-payment eviction where the tenant 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 Notice Period
- 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 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 law after eviction.
Tenant Responsibilities Upon Receiving an Eviction Notice
- 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 Notice Period
Landlord rights
- Seek compensation for property damage due to tenant negligence
- Reclaim the property upon expiry of the notice, through the RDSC if the tenant does not vacate
- Claim outstanding rent up to the date of handover
Landlord obligations
- Keep the property habitable throughout the tenant’s stay
- Respect tenant privacy and avoid entering without consent
- Provide a valid legal reason and the correct notice period
- Deliver a clear, written, notarized notice through a provable channel
Eviction Notice in Abu Dhabi and Other Emirates
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 apply their own rules and notice periods, so confirm requirements under the relevant emirate’s law rather than assuming 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?
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.
Common Mistakes That Get a Notice Rejected
- Using the wrong notice period for the ground (30 days instead of 12 months, or the reverse).
- Sending the notice by phone message or ordinary email only, without notarization or a provable delivery method.
- Counting the notice period from the date of notarization instead of the date of service.
- Stating a ground that does not match the facts, or leaving out the Ejari details.
- Treating a 12-month eviction notice as a replacement for the notice to pay in a non-payment case.
How Private Notary Dubai Assists
- 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
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.
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 a legal notice to a tenant to vacate?
It is a formal, notarized written notice in which the landlord requires the tenant to vacate the property on a lawful ground and within the statutory notice period. In Dubai it is the mandatory first step before any eviction case can be filed with the Rental Dispute Settlement Committee.
3. How many days is a legal notice for non payment of rent in Dubai?
30 days from the date the notarized notice is served on the tenant. The tenant may pay the overdue rent within that period. If the rent remains unpaid, the landlord may file a case with the Rental Dispute Settlement Committee, attaching the notice and proof of service.
4. Is a legal notice for non-payment the same as an eviction notice?
No. A non-payment notice demands payment within 30 days and is the required step before filing for eviction on that ground. A 12-month eviction notice applies only at lease expiry for sale, personal use, demolition or renovation. Using the wrong notice or period is a common reason a notice is challenged.
5. 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).
6. 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.
7. 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.
8. 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.
9. 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.
10. Can a landlord evict a tenant without notice?
No. All evictions in Dubai must follow the legal procedure and give the tenant a notarized notice and the statutory notice period. Self-help eviction, such as changing locks or cutting utilities, exposes the landlord to liability.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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.
Abdul Hamid Mohammad — Legal Consultant
Abdul Hamid is a legal consultant with extensive experience 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. He works with the Private Notary Dubai team, which handles landlord and tenant notices in Dubai on a daily basis.
Conclusion
A legal notice to a tenant to vacate in Dubai is only as strong as the procedure behind it: a lawful ground, the correct notice period, notarization and provable service. For unpaid rent, the notarized notice to pay and its 30-day period come first. Whether you are a landlord recovering your property or a tenant who has received a 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 help drafting or notarizing an eviction notice in Dubai, contact Private Notary Dubai.
💬 Request your eviction notice on WhatsApp
Official Sources
- Dubai Legislation Portal: Law No. (26) of 2007 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: legal notice for cancellation of a POA · real estate power of attorney in the UAE · 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.