A notice giving less than 12 months
Where a landlord relies on an Article 25 ground but has given a shorter period, the notice’s enforceability is open to challenge. We assess the period, the ground and the service together.
Rental & Tenancy Law · Dubai & Sharjah
Eviction Lawyer Dubai
Received an eviction notice? You may still have options — speak to a lawyer before you sign, pay or move out.
MBM represents both landlords and tenants in Dubai eviction matters — drafting and serving notices, challenging defective ones, and appearing before the Rental Disputes Center. We will tell you where you stand on the facts, not on a template.
Start here
Which side of the eviction are you on?
Eviction looks completely different depending on where you are standing. Pick the situation that matches yours — the law, the deadlines and the next step all change.
If you are the landlord
You need the property back, or the rent paid
Whether you are selling, moving in, renovating, or dealing with a tenant who has stopped paying, the ground you rely on decides the notice you must give — and getting that wrong can cost you a year.
- Tenant has stopped paying rent or a cheque has bounced
- Tenant will not vacate after the tenancy ended
- You want to sell the property or move in yourself
- You need major renovation the tenancy cannot accommodate
- You need a notice drafted, notarised and correctly served
If you are the tenant
You have been told to leave — and you may not have to
A notice that is short, unnotarised, served the wrong way, or relies on a ground the landlord cannot make out may not be enforceable. That is a question of fact and law, and it is worth asking before you move.
- You have received a notice giving you less than 12 months
- The notice was sent by email, WhatsApp or hand delivery
- The stated reason does not match what is actually happening
- You are being pressured to leave, or locked out
- A case has already been filed against you at the RDC
The rule that decides most Dubai eviction matters
Twelve months’ notice, notarised or by registered mail
The landlord–tenant relationship in Dubai is governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. Where a landlord seeks to evict on the grounds set out in Article 25 — sale of the property, the landlord’s own use, or major renovation — the notice required is 12 months, and it must be notarised or sent by registered mail.
Eviction for non-payment of rent follows a different and faster route: a cure notice is commonly reported at around 30 days before further steps may be taken. That figure is drawn from current professional commentary rather than the statute itself, so it should be confirmed on the facts of your matter.
Notice periods, the validity of service and whether a stated ground can actually be made out are all fact-sensitive and subject to applicable UAE law. This page describes the general framework; it is not advice on your tenancy.
Primary sources
Rental Disputes Center — rdc.gov.ae · Dubai Land Department — dubailand.gov.ae · UAE Legislation — uaelegislation.gov.ae
Matters we handle
Eviction situations MBM is instructed on
These are the eviction matters that most often reach us. If yours is not listed, it is still worth a call — the framework is the same even when the facts are unusual.
Notice by email, WhatsApp or hand
The statute contemplates notarisation or registered mail. Where service took another form, that is a point we examine before anything else.
A ground that does not match reality
Where a landlord serves notice to sell or occupy and then re-lets the property instead, the position may be different. We advise on what can be shown and what remedies may follow.
A tenant who will not vacate
The tenancy has ended, notice was given, and the tenant has stayed. We move to enforce possession through the Rental Disputes Center rather than through confrontation.
Unpaid rent or a bounced cheque
Non-payment runs on a faster track than the Article 25 grounds. Where a cheque has bounced, there may also be a separate recovery route — see debt recovery.
Notice drafting, notarisation and service
Most failed evictions we see failed at the notice stage, a year earlier. We draft the notice, arrange notarisation and document service properly the first time.
A case already filed at the RDC
If proceedings have started, the timetable is no longer yours to set. We take over the file, prepare the case and appear.
Commercial premises
Shop, office and warehouse evictions carry different commercial consequences and often a different contract. See commercial tenancy.
Lock-outs and utility cut-offs
Being shut out of the property or having services disconnected is a separate issue from the eviction itself. Tell us immediately if this has happened.
For landlords
What MBM actually does on a landlord’s eviction
Concrete steps, in the order they usually happen — not a promise to “handle it”.
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Establish the correct ground
Sale, personal use, major renovation and non-payment are different routes with different notice requirements. We identify which applies before anything is served, because the ground fixes the timetable.
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Draft and notarise the notice
We prepare the notice to the required form, arrange notarisation or registered-mail service, and keep the evidence of service that the tribunal will later want to see.
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Recover arrears in parallel
Where rent is outstanding, possession and money are separate claims. We pursue arrears alongside the eviction rather than treating them as one.
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File and argue the case at the RDC
We prepare the file, make the submissions and appear at the Rental Disputes Center. Where a mediated outcome is realistic, we will say so — it is usually faster and cheaper than a hearing.
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Enforce the judgment
A judgment is not the same as vacant possession. We take the enforcement steps needed to give effect to it.
For tenants
What MBM actually does on a tenant’s defence
The first question is never “when do I leave”. It is whether this notice can require you to.
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Test the notice
Period, ground, form and service — each is a separate requirement, and a failure on any of them may affect enforceability. We give you a straight answer on which points are arguable.
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Respond formally, in time
Silence can be read as acceptance. We put your position on record properly, which also matters if the case later reaches the tribunal.
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Defend proceedings at the RDC
If a case has been filed, we prepare and argue the defence, including where the stated ground is not borne out by what the landlord has actually done.
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Claim compensation where it arises
Wrongful eviction, a lock-out or a ground that proves false may give rise to a claim. Whether it does depends on the facts and the applicable law.
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Negotiate the exit on better terms
Sometimes the right outcome is leaving — but later, with costs covered, or with a settlement. That is a negotiation, and it is stronger once the notice has been tested.
What happens next
From your first call to a resolved matter
No obligation at the first stage, and no surprises about cost. You will know the likely route before you instruct us.
Step 01
Free consultation
Call, WhatsApp or send the form. We take the key facts — the notice, the dates, the contract — and tell you whether there is something to work with.
Step 02
Document review
We read the tenancy contract, the Ejari registration, the notice and the payment record, then set out your position and the realistic options in writing.
Step 03
Notice or response
We serve a compliant notice, or formally respond to one. Many matters settle here, before any filing fee is spent.
Step 04
RDC representation
Where the matter proceeds, we file or defend at the Rental Disputes Center, appear on your behalf and take enforcement steps if needed.
Before you call
What to have to hand
You do not need any of this to call us — but having it ready makes the first conversation far more useful, and lets us give you a view rather than a guess.
If a deadline is running or a hearing is listed, call rather than gathering documents first. We can work backwards from the date.
- The tenancy contractAll pages, including any renewal or addendum
- The Ejari certificateOr a note that the tenancy was never registered
- The notice you received or sentIncluding the envelope, courier record or notarisation, if any
- The payment recordCheques, transfers or receipts — and any that were returned
- CorrespondenceEmails, WhatsApp messages or letters about leaving or renewing
- Any RDC paperworkA case number, filing or hearing date if proceedings have begun
Why MBM
Litigation experience, applied to a tenancy file
Eviction matters are decided on documents and deadlines. What makes the difference is a team that reads the file the way a tribunal will, and that is comfortable arguing it if the matter does not settle.
- We act on both sides. Because we run landlord and tenant matters, we know how the other side’s case is usually built — and where it tends to be weak.
- Litigation and arbitration in-house. If your matter has to be argued, the people advising you are the people who will argue it.
- Straight answers on merits. If a notice is sound and the ground is made out, we will tell you that early rather than bill a case that cannot be won.
- Two offices. Dubai and Sharjah — and Sharjah tenancies run under their own distinct rules, not Dubai’s.
17Years in practice as MBM Businessmen Services L.L.C.
90+Years of shared experience across the team
10Lawyers, litigation and arbitration capable
95%Win rate in high-stakes disputes, as published by the firm
Common questions
Eviction in Dubai, answered directly
General information on the current framework, not advice on your tenancy. Positions and procedures can change, and how they apply depends on your facts.
What notice period applies to an eviction in Dubai?
For the grounds set out in Article 25 of Law No. 26 of 2007 — sale of the property, the landlord’s own use, or major renovation — the notice period is 12 months, and the notice must be notarised or sent by registered mail.
Eviction for non-payment of rent follows a shorter route; a cure period of around 30 days is commonly cited in current professional commentary before further steps are taken. Which route applies to you depends on the ground the landlord relies on and on the facts.
What makes an eviction notice valid?
Four things are examined together: the period given, the ground relied on, the form of the notice, and how it was served. Under Law No. 26 of 2007 as amended, notice on Article 25 grounds should be notarised or sent by registered mail.
A notice that is short, that relies on a ground the landlord cannot make out, or that was delivered by email or messaging app may be open to challenge — but this is fact-sensitive and subject to applicable UAE law, so it should be assessed on your documents rather than assumed.
How do I challenge an eviction notice in Dubai?
Start by having the notice reviewed before you respond, sign anything or move out. If there are grounds to dispute it, your position is put formally on record and, if necessary, argued before the Rental Disputes Center.
Do not simply ignore a notice. Silence can weaken your position later, and if the landlord files a case the timetable stops being yours to control.
Can a landlord evict a tenant in order to sell or to move in?
Sale of the property and the landlord’s own use are among the grounds in Article 25, so eviction on those bases may be available — but the 12-month notarised or registered-mail notice requirement applies.
Where notice is given on one of those grounds and the property is then re-let rather than sold or occupied, the tenant’s position may be different. Whether a remedy arises depends on what can be established on the facts.
How long does an eviction take in Dubai?
Once a case is before the Rental Disputes Center, current legal publishers report typical timelines of roughly 30 to 60 days, with simpler mediated matters resolving faster. Enforcement of a judgment can add further time.
That is separate from the notice period itself. On an Article 25 ground, the 12 months runs before any filing, so the full timeline from notice to possession is considerably longer.
What happens if I do not move out after an eviction notice?
The landlord’s route is to file at the Rental Disputes Center and seek an order, then enforce it. Staying on is not itself a defence, but it also does not mean the notice was valid.
The better course is to have the notice assessed while there is still time to respond. Being locked out or having utilities disconnected is a separate matter — raise that immediately.
Is the Rental Disputes Center part of Dubai Courts?
No. As at September 2026 the Rental Disputes Center remains a distinct tribunal for Dubai rental disputes and has not been merged into Dubai Courts. Its own guidance is published at rdc.gov.ae.
How much does an eviction lawyer cost in Dubai?
The initial consultation with MBM is free. Beyond that, cost depends on the stage and the route — drafting and serving a notice is a smaller piece of work than preparing and arguing a contested case with enforcement.
We give you a scope and a fee position before you instruct us, so you can decide whether the matter is worth pursuing.
Free consultation
Tell us about the notice
Tell us briefly about your matter. Our team will review your enquiry and advise you on the appropriate next step. Everything you send is treated as confidential.
If a deadline is close or a hearing is listed, please call instead — it is the fastest way to reach a lawyer.
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+971 4 570 0204Dubai office · Monday to Friday, 08:00–17:00
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WhatsApp +971 54 596 1111Send the notice as a photo if it is easier
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info@mbm-co.comAttach the tenancy contract and the notice
Practice area: Rental & Tenancy Law
Jurisdiction: Dubai & Sharjah, UAE
Last reviewed: September 2026
Thank you — your enquiry is with our team.
A member of the MBM team will review what you have sent and come back to you with the appropriate next step.
If your matter is time-critical, please call +971 4 570 0204 rather than waiting.
A notice has a deadline. Advice does not have to wait for it.
Whether you are serving notice or challenging one, the earlier the file is reviewed, the more options remain open. The first consultation is free.