You have received a notice to leave
The period, the ground, the form and the service are four separate requirements. A shortfall on any of them may matter — see eviction.
Rental & Tenancy Law · Dubai & Sharjah
Tenant Lawyer Dubai
Being told to leave, pay more, or forfeit your deposit is not the same as being legally required to. Have it checked first.
MBM acts for tenants in Dubai — testing eviction notices, challenging rent increases that exceed the permitted bands, recovering withheld deposits, and responding to landlords who take matters into their own hands.
Start here
What has your landlord done?
These are the tenant matters we are most often instructed on. Several of them have short windows, so the earlier the file is reviewed, the more options remain.
The stated reason does not match reality
Where notice is given to sell or to occupy and the property is then re-let, your position may be different from what the notice assumed.
A case has been filed against you
Once proceedings begin at the Rental Disputes Center the timetable is no longer yours. We take over the file and appear.
The increase exceeds the permitted band
Decree No. 43 of 2013 caps increases against the market index. A demand above the applicable band is a matter you can raise — see rent increases.
No 90-day notice was given
A landlord must give 90 days’ written notice before the contract expires to change the rent. Late notice is a point worth taking.
Your deposit has not been returned
A deposit is security against damage and unpaid obligations, not an extra payment. A landlord withholding it generally has to justify the deduction.
Deductions you do not accept
Fair wear and tear, pre-existing defects and inflated repair quotes are all contestable where the check-in condition can be shown.
Lock-out or utilities disconnected
This is separate from any eviction and needs raising immediately. Self-help of this kind can create liability for a landlord.
Entry without permission, or repairs refused
Access rights and maintenance obligations are generally set by the contract. Keep dated records — these matters turn on evidence.
The rules that protect a Dubai tenant
Your position is set by statute, not by the contract alone
The landlord–tenant relationship in Dubai is governed by Law No. 26 of 2007, as amended by Law No. 33 of 2008. Two provisions do most of the work in a tenant’s favour.
First, eviction on the Article 25 grounds — sale, the landlord’s own use, or major renovation — requires 12 months’ notice, notarised or sent by registered mail. A notice that gives less, or that arrives by email or messaging app, may not meet the requirement.
Second, Decree No. 43 of 2013 caps rent increases against the market index, and 90 days’ written notice must be given before the contract expires to change the rent at all. Whether either point helps you depends on your facts and is subject to applicable UAE law.
Primary sources
Rental Disputes Center — rdc.gov.ae · Dubai Land Department — dubailand.gov.ae · UAE Legislation — uaelegislation.gov.ae
What we do
What MBM does for a tenant
The aim is not always to stay. Sometimes it is to leave later, on better terms, with your deposit.
Test the notice or the demand
We assess the period, ground, form and service of an eviction notice, or the lawfulness of a rent increase against the index band, and give you a straight answer on what is arguable.
Respond formally and in time
Your position goes on record properly. This matters both for the immediate dispute and for how the file reads if it reaches the tribunal.
Recover a withheld deposit
We put the deduction to proof, challenge what cannot be justified and pursue recovery, including through the Rental Disputes Center where needed.
Defend proceedings at the RDC
Where a case has been filed, we prepare and argue the defence and appear on your behalf.
Act on lock-outs and interference
Where a landlord has resorted to self-help — locks, belongings, utilities — we deal with it as its own matter, urgently.
Negotiate the exit
Where leaving is the right outcome, we negotiate when, on what terms, and with what compensation — from a stronger position once the notice has been tested.
What happens next
From your first call to a resolved matter
The first consultation is free and carries no obligation. You will get a view, not a sales pitch.
Step 01
Free consultation
Send the notice or the increase demand, or describe what has happened. We will tell you whether there is a point to take.
Step 02
Document review
We read the tenancy contract, the Ejari registration, the notice and your payment record, and set out your position in writing.
Step 03
Formal response
We put your position to the landlord properly. A significant share of matters resolve here, without a filing.
Step 04
RDC representation
Where the matter proceeds, we file or defend at the Rental Disputes Center and appear for you.
Before you call
What to have to hand
Tenant matters are decided on documents and dates. Even a photograph of the notice and the contract front page is enough for a first view.
If you have been locked out or your utilities have been disconnected, call the same day. That is not something to gather paperwork for first.
- The tenancy contractAll pages, plus any renewal
- The Ejari certificateOr a note that the tenancy was never registered
- The notice or increase demandIncluding how it arrived — email, courier, notarised or by hand
- Your payment recordCheques, transfers and the deposit receipt
- Check-in and check-out photosEssential if the dispute is about the deposit or damage
- CorrespondenceMessages about renewal, repairs, access or leaving — with dates
Why MBM
Most tenants concede points they did not have to
Not because they are wrong, but because a notice on letterhead feels final and the alternative is unclear. What changes the position is a lawyer testing the document against the statute, and being willing to argue it at the tribunal.
- We act for landlords too. We know how the notice you received was prepared and where that kind of notice usually fails.
- A straight view on merits. If the notice is sound and the increase lawful, we will tell you at the first meeting rather than run a case that cannot be won.
- Deposits pursued properly. Small in isolation, but recoverable when the deduction is put to proof.
- Dubai and Sharjah. Sharjah tenancies run under a distinct framework, including a three-year rent freeze on new contracts.
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
Tenant rights in Dubai, answered directly
General information on the current framework, not advice on your tenancy. How it applies depends on your contract and your facts.
Am I being evicted legally?
That depends on the ground relied on, the notice period given and how the notice was served. On the Article 25 grounds in Law No. 26 of 2007 as amended — sale, the landlord’s own use, or major renovation — the period is 12 months and the notice must be notarised or sent by registered mail.
A notice that falls short on any of those points may be open to challenge, but this is fact-sensitive and should be assessed on your documents rather than assumed.
How much can my landlord increase the rent?
Increases are capped by Decree No. 43 of 2013 according to how far your 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.
The landlord must also give 90 days’ written notice before the contract expires to change the rent at all.
My landlord will not return my deposit.
A security deposit is held against damage and unpaid obligations, not as an additional payment, so a landlord withholding it generally needs to justify the deduction.
Whether a deduction is proper depends on the tenancy contract, the condition of the property at check-in and check-out, and what each side can evidence. Where it cannot be justified, recovery can be pursued, including through the Rental Disputes Center.
Can I fight an eviction notice?
Yes, a notice can be disputed. The first step is to have it reviewed before you respond, sign anything or move out.
Period, ground, form and service are separate requirements and a failure on any of them may affect enforceability. Do not ignore the notice — silence can weaken your position if the matter reaches the tribunal.
My landlord has locked me out or cut the utilities.
This is a separate issue from any eviction notice and should be raised immediately rather than treated as part of the same dispute.
Self-help measures of this kind can create liability for a landlord, and a tenant affected by them may have remedies. Contact a lawyer the same day where possible.
Can my landlord enter without permission?
What access a landlord may have is generally governed by the tenancy contract and by the parties’ obligations under it. Entry without notice or agreement, or repeated entry, may be a breach depending on the terms and the circumstances.
Keep a dated record of each occasion — these matters turn on evidence.
My landlord refuses to carry out repairs.
Responsibility for maintenance and repair is normally allocated by the tenancy contract, and what you can require depends on those terms and on the nature of the defect.
Put requests in writing and keep the responses. A documented refusal is what makes a claim or an application to the Rental Disputes Center workable.
What happens if I do not move out?
The landlord’s route is to file at the Rental Disputes Center and seek an order, then enforce it. Remaining in occupation 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.
Free consultation
Tell us what you have received
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 you have been locked out, or a hearing is listed, please call rather than waiting for a reply.
- +971 4 570 0204Dubai office · Monday to Friday, 08:00–17:00
- WhatsApp +971 54 596 1111Send a photo of the notice — that is often enough to start
- info@mbm-co.comAttach the contract, the notice and your deposit receipt
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.
Know your rights before you agree to anything.
Send us the notice, the increase demand or the deposit deduction. We will tell you whether it holds up. The first consultation is free.