Can a Landlord in Dubai Evict the Tenant Prior To Expiry of Tenancy Period?

As per Law No. 33 of 2008, which amends certain provisions of Law No. 26 of 2007 governing the Landlord-Tenant relationship in Dubai, landlords have the right to request the eviction of tenants in three specific situations.

The landlord has the right to demand immediate eviction of the tenant before the tenancy period expires in the following circumstances:

In specific circumstances, if a violation occurs, the Landlord has the right to promptly send a legal notice for the immediate eviction of the tenant. The law exclusively mentions the following cases:

–       If the tenant subleases the property, or any part of it, without obtaining the written approval of the Landlord, both the tenant and the subtenant may be subject to eviction.

–       If the tenant utilizes (or permits others to utilize) the property for unlawful or morally objectionable activities.

–       If the tenant uses the property for purposes other than the purpose it was leased for or if he uses the property in a way that violates planning, building, and land use regulations.

–       If the leased property is a commercial shop and the tenant vacates it without occupying or providing a legal reason for 30 consecutive days or 90 non-consecutive days in a year, unless otherwise agreed by the parties involved.

–       If a tenant causes alterations that jeopardize the safety of the property to an extent that it cannot be restored to its original condition.

–       if he causes damage to the property intentionally or due to his gross negligence to take proper precautions or if he allows others to cause such damage.

–       If the property is in danger of collapse (the such condition must be approved by a technical report issued by Dubai Municipality or accredited by it).

–       If development requirements in the Emirate require demolition and reconstruction of the property in accordance with government authorities’ instructions.

• The second scenario in which the landlord can request the eviction of a tenant occurs when the violation persists even after a 30-day notice period. This request can be made before the end of the tenancy period.

There are two specific violations mentioned in this case, which are exclusively mentioned by law.

–       If the tenant fails to pay rent value, or part thereof (unless parties agreed otherwise).

–       If the tenant fails to observe legal obligations or tenancy contract conditions.

• The Landlord can request the tenant’s eviction after the tenancy contract expires in the following scenario: by providing a 12-month notice in advance.

When there is no violation, the Landlord must send a legal notice 12 months prior to the determined date of eviction to the tenant only in the following cases which are mentioned by law exclusively:

–       If the owner of the property wishes to sell the leased property.

–      If the property owner desires to reclaim the property for personal use or for their immediate family (the Landlord must substantiate their lack of ownership of a suitable alternative property for this intent).

–      If the owner intends to demolish the property for reconstruction or make new additions that would hinder the tenant’s use of the leased property, the landlord must provide the required licenses that need to be obtained in such cases.

–       If the property necessitates renovation or extensive maintenance that cannot be carried out while the tenant is occupying it (please note that the Landlord must provide a technical report issued by Dubai Municipality or accredited by it),

Please be aware that in both cases, it is necessary to send such notice either through a Notary Public or via registered mail. If you are seeking to serve a legal notice to your tenants in Dubai, do not hesitate to contact us today. Our team of experts will provide comprehensive assistance throughout the entire Legal Eviction Notice Process.

Please note: The information provided on this page is intended for general purposes and should not be relied upon as legal advice or the sole basis for making decisions. The content does not establish a lawyer-client relationship or provide legal advice or services for any particular matter. For specific legal issues, it is recommended that users consult with their own lawyer or legal counsel.