How much notice does a landlord need to evict a tenant in Dubai?

At the end of a lease agreement in Dubai, the lessor may request the return of the leased property only for the following four reasons: (i) sale of the property, (ii) residence by the lessor or an immediate family member, (iii) demolition and redevelopment of the property or (iv) substantial repair that cannot be completed during the occupation of the lessee. In any of the aforementioned scenarios, Law 26 of 2007, Article 25 mandates an eviction notice period of 12 months that must be delivered by a notary or by registered mail.

During the term of the agreement, the lessor may seek possession only in specific situations, such as 1) failure to pay rent within 30 days of a written demand or 2) sublease without express consent.

If the property is taken back by the lessor for personal use, it shall not be leased to a third party for a period of two years; any such re-lease would entitle the original lessee to damages. Emails or WhatsApp messages alone may not be considered as valid notice by the Rental Disputes Center.