Understanding Landlord-Tenant Evictions in Dubai

Dubai’s real estate market has expanded dramatically throughout the years, attracting a diverse population of residents and investors. To regulate the relationship between landlords and tenants in the emirate, the Dubai government adopted Law No. 33 of 2008, revising certain aspects of Law No. 26 of 2007. This article intends to lighten the three scenarios where a landlord might demand a tenant’s eviction, ensuring a fair and transparent rental market for all parties concerned.

Immediate Eviction Cases

In some instances, a landlord can request the immediate eviction of a tenant, even before the tenancy period’s expiry, provided there is a violation. The following points for eviction are stated in the law:

Subletting Without Approval: If the tenant sublets the property or any portion of it without first receiving formal permission from the landlord, both the tenant and the subtenant may be evicted.

Unlawful or Immoral actions: If the tenant engages in unlawful or immoral activities on the property or allows others to do so, the landlord has the right to seek immediate eviction.

Unauthorized Use of Property: If the tenant uses the property for reasons other than the agreed-upon use stated in the lease agreement or breaches construction, building, and land use restrictions, the landlord has the right to remove the tenant.

Vacant Commercial business: In the case of a commercial store, the landlord can claim eviction if the tenant leaves it vacant for 30 consecutive days or 90 non-consecutive days within a year without a legal explanation.

Endangering Property Safety: If the tenant makes alterations to the property that endanger its safety and prohibit it from being restored to its original state, the landlord has the right to evict the tenant from the premises. 

Intentional or Gross Negligence: If the tenant or any individuals allowed by the tenant cause intentional damage to the property or damage due to gross negligence, eviction can be enforced.

Property Endangered: If a scientific investigation from Dubai Municipality indicates that the property is in danger of collapsing, eviction proceedings might be commenced.

Development needs: If government officials order the destruction and restoration of the property due to emirate development needs, the landlord may pursue eviction.

Eviction Within 30 Days of Notification

If the violation remains, a landlord may demand eviction within 30 days after alerting the tenant. The two specific violations are as follows:

Rent Non-Payment: If a tenant fails to pay the rent or a portion of it unless otherwise stipulated in the contract, the landlord has the right to evict the tenant after providing a 30-day notice.

Breach of Legal requirements: If the tenant fails to comply with the legal requirements or conditions outlined in the lease agreement, the landlord may seek eviction within 30 days of notifying the tenant of the violation.

Eviction upon Expiry of Tenancy Contract

In cases where there is no violation, a landlord can demand eviction upon the expiry of the tenancy contract by serving a 12-month notice in advance. The law solely specifies these cases and includes the following:

Property Sale: If the owner intends to sell the leased property, the landlord must give the tenant a 12-month notice.

Personal or Kin Use: If the property owner or their first-degree relative wants to occupy the property personally, the landlord must submit a 12-month notice.

Property Demolition or rebuilding: A 12-month notice is necessary if the owner wishes to demolish the property for reconstruction or add additional structures that hinder the tenant from enjoying the property.

Property remodeling or Maintenance: A 12-month notice is required if the property requires major remodeling or comprehensive maintenance that cannot be completed while the renter occupies the property.

Dubai’s rental market is overseen by strong laws that ensure landlords and tenants have a fair and transparent relationship. Understanding the three scenarios under which a landlord can demand eviction is critical for both parties. Knowing your rights and obligations as a landlord or tenant will help you have a seamless and pleasant renting experience in this busy city. Always seek professional advice and follow legal procedures in the event of any disputes or evictions.