Landlord Gave You a 12-Month Notice in Dubai? What to Do Next

What the Law Says About a 12-Month Eviction Notice in Dubai

Dubai’s tenancy relationship is governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. Article 25(2) of the amended law lists the reasons a landlord can use to recover a property when the tenancy contract expires:

• Demolition and reconstruction, or new construction that requires the property to be empty, with the necessary permits.
• Restoration or comprehensive maintenance that cannot be done while the tenant lives there, supported by a technical report.
• Own use, where the owner or a first-degree relative will live there and the owner has no other suitable property for that purpose.
• Sale of the property.

For any of these, the landlord must notify the tenant of the reason at least 12 months before the eviction date, through a notary public or by registered mail. Wanting a higher rent is not one of the listed reasons. Rent increases follow a separate process, with at least 90 days’ notice before the contract ends under Article 14, and the limits set by the RERA rental index.

Step 1: Check Whether the Notice Is Valid

Keep the original notice, the envelope or notary record, your tenancy contract and your Ejari certificate together. If you are unsure, the Rental Dispute Center, part of the Dubai Land Department, handles disputes between landlords and tenants, and a short consultation with a property lawyer can clarify your position.

Step 2: Know Your Rights After a Valid Notice

• You can stay until the contract ends. A valid notice does not shorten your current term, and your rights and obligations under the contract continue until then.
• Own-use protection. If the landlord takes the property back for their own use, it cannot be re-let to another tenant for two years for a residential property, or three years for a non-residential one. A former tenant can seek compensation if this rule is broken.
• A sale alone does not end your contract. If the property is sold during your term, the tenancy continues with the new owner. The sale reason applies at the end of the contract, with proper notice.
• You can agree something different. Some landlords offer a rent reduction, help with moving costs or an earlier exit date in exchange for flexibility. Get any agreement in writing.

Step 3: Use the 12 Months Well

Most tenants wait until the last two months and then rush. With a year’s notice, you can move on your terms instead. A simple timeline:

Step 4: Protect Your Security Deposit

Leaving because the landlord asked does not change the handover rules. The property should go back in the condition you received it, apart from normal wear and tear. Take photos and video at handover, return all keys and access cards, and get the final DEWA and cooling bills settled. Our guides to getting your security deposit back and cancelling Ejari cover each step.

If You Disagree With the Notice

Start with a calm, written reply to the landlord that explains what you think is missing, such as the delivery method or the timing. Many issues are settled at that stage. If not, the Rental Dispute Center handles tenancy cases in Dubai, usually starting with mediation. Keep every document and message. If the case is complex or high value, speak to a property lawyer before you file.

Why Tenants Choose Lucky G Movers for a Planned Move

Whether you are moving to another apartment or a villa, our house shifting team in Dubai plans the whole move, from packing to furniture assembly. Our guide to how long a move takes helps you plan the day itself.