Eviction notice (12 months)

Dubai's tenancy law, Law No. 26 of 2007 as amended by Law No. 33 of 2008, protects tenants at the end of a lease. A landlord who wants the property back when the contract expires must give at least 12 months' written notice, served through a notary public or by registered mail, and must rely on one of four grounds:

• the owner wants to sell the property
• the owner needs it for their own use or that of a first-degree relative, and owns no other suitable property
• the property is to be demolished and rebuilt, with the necessary permits
• it needs major repairs or renovation that cannot be done with the tenant in place, certified by the competent authority

Two rules follow. A home recovered for personal or family use may not be let to someone else for at least two years. And a tenant moved out for rebuilding or renovation can return at a rent set by the tribunal.

During the lease the position is different: a tenant can be evicted for breaches such as rent unpaid 30 days after a written demand, or unauthorised subletting.

For a buyer, this matters when purchasing a tenanted home. The lease survives the sale, so if you want vacant possession you inherit the 12-month timetable. Check the lease dates, the Ejari registration and whether any notice has already been served before you agree a price.