Dubai Tenancy Renewal and Eviction Notice Rules

Yes, in effect. Article 6 of Law No. 26 of 2007 says that if the lease term ends and the tenant stays in the property without objection from the landlord, the contract is renewed for the same term or for one year, whichever is shorter, on the same terms as before.

This is why many tenants simply carry on after their first year without signing anything new. It is still good practice to register each renewal on Ejari, because an up to date Ejari is needed for things such as family visa sponsorship and any case at the Rental Disputes Center.

Renewal does not mean the landlord can never change anything. It means they have to follow the notice rules below, and any rent increase has to stay within the limits linked to the RERA rental index.

Article 14, as amended by Law No. 33 of 2008, says that unless the parties agree otherwise, either side that wants to amend any term of the lease on renewal must notify the other at least 90 days before the contract expires. The Dubai Land Department describes the same rule for rent: an increase or a decrease must be notified no less than 90 days before expiry.

If your landlord misses the 90-day window, the proposed change should not apply at that renewal, and the existing terms generally continue. The same works in your favour: if you want better terms, for example fewer cheques or a lower rent, raise it in writing before the 90-day point.

Even with proper notice, the size of any rent increase is capped by Decree No. 43 of 2013 and checked against the RERA rental index. Our guide to Dubai rent increase rules explains how to check the permitted amount.

Article 25(2), as amended, allows a landlord to seek eviction on expiry of the lease only in four cases. The list is exhaustive, so a landlord who simply wants a new tenant at a higher rent does not have a legal ground.

For any of these grounds, the landlord must tell you the reasons for eviction at least 12 months before the eviction date, and the notice must be served through a notary public or by registered mail. The Dubai Land Department confirms that there must be at least 12 months between the notification and the requested eviction date. A WhatsApp message, an email or a verbal warning does not meet this requirement.

A sale on its own does not end your current lease. Article 28 says a transfer of ownership does not affect your right to stay for the rest of a fixed-term lease signed with the previous owner. A new owner who wants the property empty has to follow the same 12-month notice rule.

Own-use evictions come with a safeguard. Under Article 26, as amended, where the tribunal rules in the landlord's favour on an own-use or first-degree relative ground, the landlord may not rent the property to a third party for at least two years for a residential property, or three years for non-residential property, from the date they retake possession.

If the landlord breaks that restriction, the former tenant can ask the tribunal for fair compensation. It is worth keeping an eye on the listing portals after you leave: if your old home appears for rent soon after an own-use eviction, keep screenshots with dates.

For demolition or renovation evictions, Article 29 gives the tenant a right of first refusal to return once the work is done, at a rent set under the law's criteria, provided you exercise it within 30 days of being notified by the landlord.

Only for the specific reasons in Article 25(1), as amended. The most common is unpaid rent: unless the parties agreed otherwise, the landlord can seek eviction if the tenant fails to pay the rent, or part of it, within 30 days of being served a notice to pay. A bounced cheque does not by itself allow the landlord to change the locks; the notice and the legal process still apply.

For grounds that arise during the term, the landlord must serve the notice through a notary public or by registered mail. The other grounds relate to how the property is used or looked after.

Outside these cases, a landlord cannot end a valid lease early on their own. If you receive a notice that does not fit any ground, or was not served properly, take advice before you agree to move.

The Rental Disputes Center (RDC) is the tribunal for landlord and tenant disputes in Dubai. Both sides can file, and eviction claims need proof of the legal notice, such as the notarised notice or the registered post receipt. Cases are registered online through the RDC website or at Real Estate Services Trustee Centres, with your latest Ejari, ID, a bank letter or statement showing your IBAN, and supporting documents in or translated into Arabic.

For eviction, renewal, rent and termination cases, the RDC fee is 3.5% of the annual rent, minimum AED 500 and maximum AED 20,000. Money claims are 3.5% of the amount claimed, capped at AED 15,000. Small fixed fees are added, including AED 100 for process service. The RDC also offers an amicable settlement route, and half the fee is refunded if the case settles.

Many tenants find that a calm written reply quoting the relevant article resolves a weak notice without any filing at all.

A 12-month notice is long, and that is its purpose: it gives you time to plan. Use it to set your budget, compare communities and line up a move date that works with school terms or work changes.

EQT helps people relocating to Dubai, and residents who need to move, find a rental home. Share your budget, preferred areas and move-in date, and we will send you a shortlist that fits, with the contract terms explained before you sign.