Evicting a tenant in Dubai: non-payment, the 30-day notice, 12 months and the 90-day rule

Overseas buyers ask about yield long before they ask what happens when a tenant stops paying. Dubai’s tenancy law — Law 26 of 2007 as amended by Law 33 of 2008 — protects landlords better than many expect, but only when the landlord follows the procedure to the letter. Disputes go to the Rental Disputes Settlement Centre (RDC) at the Dubai Land Department.

Non-payment: 30 days after formal notice

Early eviction is allowed only on the grounds listed in Article 25 of the law, and the first is failure to pay within 30 days of a formal demand. Formal means served through a notary public or by registered mail — a WhatsApp message will not stand up at the RDC.

1. Notarised notice of arrears giving 30 days to pay.
2. If unpaid, a claim at the RDC. The fee is 3.5% of annual rent, minimum AED 500, maximum AED 20,000; half is refunded on settlement.
3. Up to 15 days of conciliation, then a first-instance ruling, typically within a month.
4. If the tenant does not leave, the judgment is enforced through the execution process.

An uncontested case can reach an enforceable judgment in one to two months; notice to keys usually takes three to four. Other early-eviction grounds include unauthorised subletting, illegal use, serious damage and breaches left uncured 30 days after notice.

At expiry: twelve months’ notice

If the tenant pays but you need the property back, the law recognises four reasons: demolition or reconstruction with approvals, major renovation certified by Dubai Municipality, occupation by the owner or a first-degree relative, and sale. Each needs notice served by notary or registered mail at least 12 months before the eviction date. If you evict for your own use, you cannot re-let the unit for two years (residential) or three years (commercial); tenants who find their old home back on the market can claim compensation.

The 90-day rule

Any change to terms at renewal — including a rent increase — must be notified at least 90 days before the lease ends, or the lease rolls over on existing terms. The size of any increase is capped by the building-level index, explained in our note on the Smart Rental Index.

Before you let

• Register the lease on Ejari — without it there is little to take to the RDC.
• Take post-dated cheques for the full term; a bounced cheque is itself evidence of the debt.
• Keep copies of every notice and proof of delivery.
• If a manager runs the unit, check they hold a power of attorney to file claims for you.

Rent in Dubai is usually paid a year in advance in one to four cheques, which sharply reduces arrears risk — see Rent in Dubai is paid a year in advance.