Whatever the tenant has done, the property and the money are two separate claims, and both are usually worth pursuing together.
Unpaid rent, bounced cheques, a tenant who will not leave or damage to your unit? We recover rent and possession through notices, the Rental Disputes Center (RDC) and enforcement.
Tell us what is happening in your own words. We will explain where you stand and what the sensible next step is.
If you are looking for a landlord lawyer in Dubai, the first step is to be clear about what the tenant has done and what you want: the rent, the property, or both. MBM acts for landlords and property owners in recovering rent arrears, regaining possession from tenants who will not leave, claiming for damage and breach, and serving notices that hold up when they are tested. We also act for tenants, in separate matters, and never on both sides of the same one. Our offices are in Dubai Media City and in Al Khalidiya, Sharjah.
Your first consultation is free and confidential. You do not have to work this out alone. Bring the tenancy contract and the rent record and we explain which route applies and what the next step is. We take the legal work off your shoulders, and you will always know where your matter stands. If you searched for a “landlord dispute lawyer near me”, you can meet us at either office, or send the papers by WhatsApp first.
Tenant not paying or refusing to leave? Tell us what has happened and we will explain the route. Your first consultation is free.
Each of these is a different claim with a different timetable, and getting the route right at the start is what prevents a year being lost. Pick the one that matches yours.
Non-payment runs faster than the long-notice grounds. Commentary commonly cites a cure period of around 30 days before further steps, after which arrears and possession can both be claimed. First we check: the contract, the amount owed and what has been demanded. Talk to us about unpaid rent
A returned cheque is documented evidence of default and may open a route in addition to the tenancy claim. See debt recovery. First we check: the cheque record, the contract and the demand made. Talk to us about a returned cheque
The longer arrears run, the more important it is that the demand is properly quantified and formally made. First we check: every payment made and missed against the contract. Talk to us about arrears
The tenancy has ended and the tenant has stayed. The route is a possession claim and enforcement, not changing the locks, which creates its own liability. First we check: the end date, the notice and how it was served. Talk to us about a tenant who will not leave
Sale, personal use and major renovation are Article 25 grounds requiring 12 months’ notice, notarised or sent by registered mail. Start early and start correctly, see eviction. First we check: the ground, the dates and the form of notice. Talk to us about a notice
Where the property has been sublet or is occupied by people who are not your tenant, the contract terms and the facts on the ground both matter. First we check: the contract, who is in the unit and what you can evidence. Talk to us about subletting
Whether the cost is recoverable depends on the contract, the condition at check-in and what you can evidence. Inventories matter more than complaints. First we check: the check-in record, photographs and repair quotes. Talk to us about damage
An apparently empty property with a live tenancy is a legal problem, not a practical one. There is a correct way to establish and act on abandonment. First we check: the contract, the rent position and what you know about the tenant. Talk to us about an empty unit
Where a tenant breaches the lease, refuses a lawful renewal or disputes an increase under Decree No. 43 of 2013, we advise on the position and act on it. First we check: the clause, the notice and the dates. Talk to us about a lease issue
For landlord rights in Dubai, a lawyer starts with the statute and the contract together. The landlord–tenant relationship is governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. The practical consequence is that the ground you rely on decides your timetable, and the timetables are very far apart.
Whether you found us through a “landlord rights Dubai lawyer” search or a referral, the useful questions are the same whatever the dispute. Bring them to the first consultation:
| Question | The position in outline |
|---|---|
| Can I recover unpaid rent? | Yes, through a formal demand, then a claim at the Rental Disputes Center, then enforcement of the award |
| Can I evict for non-payment? | Non-payment follows a much shorter route than the Article 25 grounds. A cure period of around 30 days is commonly cited in professional commentary before further steps. It comes from commentary, not the statute |
| Can I evict to sell, move in or renovate? | Yes, these are Article 25 grounds, but they require 12 months’ notice, notarised or by registered mail |
| Can I increase the rent? | Under Decree No. 43 of 2013, within the permitted band for the gap to the market index, and generally with at least 90 days’ written notice before the contract expires |
| Can I change the locks or cut utilities? | No. Self-help of this kind can create liability for you, however provoking the situation is |
| Can I claim for damage? | A claim may arise, depending on the contract, the condition at check-in and what you can evidence |
Rent increases sit under Decree No. 43 of 2013 and are capped by reference to how far the current rent falls below the market index.
| Where the current rent sits | Increase permitted |
|---|---|
| Within 10% of the index | No increase permitted |
| 11–20% below | Up to 5% |
| 21–30% below | Up to 10% |
| 31–40% below | Up to 15% |
| More than 40% below | Up to 20% |
Bands set by Decree No. 43 of 2013 and unchanged as at September 2026. The index figure for a specific property should be checked against the Dubai Land Department’s own calculator before notice is given. See rent increase dispute lawyer Dubai.
Rent also continues to fall due until the eviction order is executed, as reported. All of this is subject to applicable UAE law on your facts, and requirements change, so we confirm the current position at your first consultation. This page describes the general framework. It is not advice on your tenancy.
How to evict a tenant in Dubai depends on the ground, and the steps below are a map, not a promise of timing. The ground you rely on fixes the notice you must give, the form it must take and how long you wait. For the grounds in Article 25 (sale, your own use or major renovation) the notice is 12 months, and it must be notarised or sent by registered mail.
Non-payment, sale, personal use, major renovation and breach are different routes with different notice requirements. We establish which applies before anything is served.
We read the tenancy contract, the Ejari record and the rent record, and check what has already been sent to the tenant and how.
We draft the notice, arrange notarisation or registered-mail service where required and keep the evidence of service. For non-payment, a cure period of around 30 days is commonly cited before further steps.
Possession and money are separate claims. We pursue arrears together with the eviction rather than treating them as one.
If the tenant does not leave or pay, we prepare and file the claim, make the submissions and appear. Where a mediated outcome is realistic, we will say so.
A judgment is not the same as vacant possession or payment. We take the enforcement steps needed to give effect to it.
Landlords often search “serving an eviction notice in Dubai lawyer” or “landlord lawyer for eviction notice Dubai” after a first notice has already been challenged. The better moment is before the notice is sent, because most failed evictions fail at the notice stage. The work includes:
Searching for a “landlord eviction lawyer Dubai”? What you need covers three stages: the notice, the claim and enforcement. See eviction lawyer Dubai for the notice rules in a table and for how the case runs at the Rental Disputes Center.
Yes, the landlord’s own use is among the Article 25 grounds, but it requires 12 months’ notice, notarised or sent by registered mail, and the notice has to be correct at the outset. Where notice is given on that ground and the property is then re-let rather than occupied, the tenant’s position may be different. As reported by legal publishers, after an eviction for the landlord’s own use or for sale, the landlord may be restricted from re-letting the unit to someone else for 2 years (residential) or 3 years (non-residential).
Most landlord matters need three or four of these actions, not all of them. Here is what each means in practice.
When rent has stopped, the first job is to quantify what is properly owed under the contract and serve a formal demand. That is the core of what owners search for as a “landlord rent recovery lawyer Dubai”: if the demand is not met, we file and argue the claim at the Rental Disputes Center and enforce the award.
As we understand it, since the 2022 changes a returned cheque is generally a civil matter that can be enforced directly through the Execution Court, and criminal liability remains only in specified cases such as fraud or bad faith. The position depends on the facts, so we confirm it at your first consultation.
If a tenant refuses to leave, the route is a possession claim at the Rental Disputes Center, followed by enforcement. If you searched for a “landlord repossession lawyer Dubai”, this is the work: the proper process, not confrontation.
Where the tenant has breached the lease, we assess the breach against what the contract actually requires, and act on it properly.
If a tenant has damaged your property, a claim may arise, but it depends on the tenancy contract, the condition of the property at the start of the tenancy and what you can evidence.
If you deduct from a deposit, as reported the landlord generally bears the burden of proof and needs itemised invoices, so keep them with the check-out record.
Where a tenant has sublet without permission, the contract terms and the facts on the ground both matter. As reported, subletting without the landlord’s written consent is among the grounds on which a landlord may seek eviction during the tenancy, and it can affect the subtenant too. The notice and timetable that apply depend on the ground and your contract, so we confirm them at the first consultation. We look at what the contract says, who is in the property and what you can prove, then advise on the route.
People often search “unauthorized occupants lawyer Dubai” when someone they never let to is living in the unit. We establish who the occupants are, how they came to be there and the right way to recover possession, which is through the proper process and not self-help. If you let a unit by the room, note that this may fall under Dubai Law No. 4 of 2026 (register and permits), so ask us before you do.
An apparently empty property with a live tenancy is a legal problem, not a practical one. There is a correct way to establish and act on abandonment, and we take you through it before you enter or re-let.
Where a tenant refuses a lawful renewal or disputes an increase made under Decree No. 43 of 2013, we advise on the position, check the notice and act on it. See tenancy contract lawyer Dubai for drafting and renewal.
Landlord legal advice also covers the quieter work: reviewing a tenancy contract before you sign it, checking that Ejari registration matches what was agreed and telling you what in your documents made a past dispute harder than it needed to be.
You will know the likely route and the timetable before you instruct us.
Your first consultation is free and confidential. Tell us what the tenant has done and what you want, the money, the property or both. We tell you which timetable you are on.
We read the tenancy contract, the Ejari registration and the rent record, then set out the options and the realistic outcome in writing.
Before paid work starts you get a written scope and a fee position.
We serve the arrears demand or the correct statutory notice. Many matters end here, which is the quickest outcome available.
Where needed, we file and argue the claim at the Rental Disputes Center, for the arrears, for possession, or for both.
An award is not payment or possession. We take the enforcement steps that convert it into both.
Landlord claims are won on the tenancy file. If it is incomplete, tell us, because that changes the advice and is better known at the start.
Landlord claims for rent, possession and damage are heard by the Rental Disputes Center, which deals with Dubai rental disputes. Both landlords and tenants can file there, and MBM files and defends cases before it. As at September 2026 the Rental Disputes Center remains a distinct tribunal and has not been merged into Dubai Courts. The Center’s own website, rdc.gov.ae, publishes its current forms, services and fees. MBM is a law firm and is not part of the Center.
Once a case is before the Center, current legal publishers report typical timelines of roughly 30 to 60 days, with simpler mediated matters resolving faster, and enforcement can add further time. Eviction on an Article 25 ground is longer, because the 12 months runs before any filing. See rental dispute lawyer Dubai for how a case works from filing to enforcement.
If you own in Dubai but live abroad, tell us where you are at the first consultation. We explain what we need from you, including whether a power of attorney is needed for your matter. As we understand it, a non-resident landlord can generally file and be represented under a power of attorney. See power of attorney.
Sharjah tenancies run under their own distinct rules, not Dubai’s. As we understand it, Sharjah Law No. 5 of 2024 provides for a three-year rent freeze, after which increases are capped and may be made only every two years. Requirements change, so we confirm the current position at your first consultation. MBM has a Sharjah office. If your property is in Sharjah, tell us at the first consultation so that we confirm which rules and forum apply.
We also act for tenants, which is exactly why landlords instruct us. Running both sides of tenancy work means we know how a defence gets built, which notices get challenged and which arguments a tribunal has heard before. That shapes how we prepare a landlord’s file from day one.
Rated 4.9 on Google reviews. MBM is founder-led, by Mohamed Badr, Founder & Managing Partner, who has 17 years of legal experience. For a landlord that means one team from the first demand to enforcement, litigation and arbitration handled together, plain-language updates and a written scope and fee before paid work starts. MBM works with group companies in the UK, Europe, the Middle East and the Gulf, which helps when a matter has an international side. That is useful for owners who live abroad or whose tenants have left the country.
Your first consultation with MBM is free and confidential. If you decide to go further, we give you a scope and a fee position in writing first, so that you know what is covered before any paid work starts.
The cost of a landlord lawyer in Dubai depends on the stage and the route. A formal demand is a smaller piece of work than a contested possession claim with enforcement. Rental Disputes Center fees, translation and notarisation costs are separate from legal fees, and we explain which are likely to apply. We do not publish a price list, because every landlord matter is different. Ask at your first consultation and we will answer directly.
Ready to recover the rent or the property? Bring us the tenancy file. Your first consultation is free and confidential.
Your free first consultation is with a member of MBM’s legal team in Dubai or Sharjah. Landlord matters are handled in confidence from the first call.
Founder & Managing Partner
Mohamed Badr leads MBM and has 17 years of legal experience. His career has included roles at law firms and multinational corporations in the UAE, advising businesses on high-stakes disputes, corporate restructuring and commercial litigation.
Names and titles as published on mbm-co.com. Your first consultation is with a member of MBM’s legal team in Dubai or Sharjah.
General information on the current framework. It is not advice on your tenancy, and how it applies depends on your contract and your facts.
Non-payment is treated separately from the long-notice eviction grounds and moves faster. A cure period of around 30 days is commonly cited in current professional commentary before further steps are taken. After that, a claim may be filed at the Rental Disputes Center for the arrears and, where appropriate, for possession. Rent continues to fall due until the eviction order is executed, as reported. The money and the property are two separate claims and are usually best pursued together.
The route depends on the ground. For sale, your own use or major renovation (Article 25 grounds) you give 12 months' notice, notarised or sent by registered mail. For non-payment the route is shorter. If the tenant does not leave, you file a possession claim at the Rental Disputes Center and then enforce it. Do not change the locks. See eviction lawyer Dubai.
Yes, the landlord's own use is among the Article 25 grounds of Law No. 26 of 2007 as amended, but it requires 12 months' notice, notarised or sent by registered mail. This is a much longer route than non-payment, and the notice has to be correct at the outset.
Where notice is given on the own-use ground and the property is then re-let rather than occupied, the tenant's position may be different. As reported by legal publishers, after an eviction for the landlord's own use or for sale, the landlord may be restricted from re-letting the unit to someone else for 2 years (residential) or 3 years (non-residential). Send us the notice, the dates and what has happened to the unit since, and we advise on the position before you act.
Recovery normally starts with a formal legal notice quantifying the arrears, then a claim at the Rental Disputes Center, then enforcement of the award. Where rent was paid by cheque and a cheque has been returned unpaid, a separate recovery route may also be available depending on the instrument and the circumstances. As we understand it, since the 2022 changes a returned cheque is generally a civil matter that can be enforced directly through the Execution Court, and criminal liability remains only in specified cases such as fraud or bad faith. The position depends on the facts, so we confirm it at your first consultation.
A tenant remaining in occupation after the tenancy has ended does not give you a right to take the property back directly. The route is a possession claim at the Rental Disputes Center, followed by enforcement. Changing locks, removing belongings or disconnecting utilities can create separate liability and should be avoided, however provoking the situation is.
Sale of the property is one of the Article 25 grounds, but it requires 12 months' notice, notarised or sent by registered mail. This is a much longer route than non-payment, and the notice has to be correct at the outset.
A claim may arise, but it depends on the tenancy contract, on the condition of the property at the start of the tenancy, and on what you can evidence. If you deduct from a deposit, the landlord generally bears the burden of proof and needs itemised invoices, as reported. A documented inventory or check-in condition report is usually what makes these claims work. Without one they become considerably harder.
Where the property has been sublet, or is occupied by people who are not your tenant, the contract terms and the facts on the ground both matter. As reported, subletting without the landlord's written consent is among the grounds on which a landlord may seek eviction during the tenancy, and it can affect the subtenant too. Do not act directly against the occupants. Send us the contract and whatever shows who is in the property, and we advise on the proper route.
Treat an apparently empty property with a live tenancy as a legal problem, not a practical one. There is a correct way to establish and act on abandonment, and entering or re-letting before it is followed can create liability. Call us before you take any step.
Rent increases are governed by Decree No. 43 of 2013, which caps the increase by reference to how far the current rent sits below the market index: no increase within 10% of the index average, up to 5% at 11-20% below, up to 10% at 21-30% below, up to 15% at 31-40% below, and up to 20% where more than 40% below. You generally have to give at least 90 days' written notice before the contract expires to change the rent. See rent increase disputes.
No. Self-help of this kind can create liability for a landlord, and it can weaken an otherwise sound claim. The route for unpaid rent or possession is a formal demand or notice, then a claim at the Rental Disputes Center, then enforcement.
Ejari registration is the formal record of a Dubai tenancy and is routinely required when tenancy matters are dealt with administratively or before the Rental Disputes Center. An unregistered tenancy can create practical difficulty for a landlord who later needs to enforce, so it is better resolved before a dispute arises than during one.
Tell us where you are at the first consultation. We explain what we need from you, including whether a power of attorney is needed for your matter, and how to arrange it. As we understand it, a non-resident landlord can generally file and be represented under a power of attorney. See power of attorney.
Both, but never on both sides of the same matter. Acting for landlords and tenants in separate matters means we know how each side's case is usually built, which is useful to a landlord preparing a file.
It depends on the stage and the route. A formal demand is a smaller piece of work than a contested possession claim with enforcement. We give you a scope and a fee position before you instruct us, and Center fees, translation and notarisation costs are separate. The first consultation is free.
Yes. MBM's first consultation is free and confidential. It is a discussion of your situation and your options, and you do not need to have gathered every document. If you then choose to instruct MBM, we confirm the scope and the fee in writing before any paid work starts.
No. Sharjah operates its own distinct tenancy framework, so the Dubai rules should not be assumed to apply there. As we understand it, Sharjah Law No. 5 of 2024 provides for a three-year rent freeze, after which increases are capped and may be made only every two years. MBM has a Sharjah office and advises on both. Tell us where the property is and we confirm which rules and forum apply.
Your first consultation with MBM is free and confidential. Tell us briefly what has happened. A member of MBM’s legal team will review your enquiry and come back to you with the appropriate next step.
If a tenant has stopped paying, will not leave or a hearing is listed, please call rather than waiting for a reply.
Dubai · Office 3204, Level 32, Business Central Towers – Tower B, Dubai Media City
Sharjah · Office 2001, Level 20, Al Hind Tower, Al Khalidiya District
Tell us what is happening in your own words. We will explain where you stand and what the sensible next step is.
Your first consultation is free and confidential. Bring us the tenancy file and we will tell you which route applies, what the timetable looks like and what the work involves, in writing, before you instruct us.
