Despite continuous awareness in Dubai’s property market, some landlords still misuse 12-month eviction notices, serving them for reasons that are not genuine.

This is often seen when landlords issue eviction notices claiming personal use or sale, while their real intent is to re-lease the property at a higher rent after the tenant vacates. Such misuse carries significant legal and financial risks under Dubai’s tenancy regulations.

Understanding the Legal Position
Under Article 25 of Law No. 26 of 2007 (as amended by Law No. 33 of 2008), eviction can only be served on genuine grounds — personal use by the owner or immediate family, demolition, major renovation, or sale.

If the tenant vacates and the landlord re-leases the property without fulfilling the claimed reason, the RDC can rule that the eviction was in bad faith, exposing the landlord to compensation claims covering relocation costs, rent differences, and damages.

How Misuse Commonly Happens
It often begins when the RERA rental index limits rent increases to 5% or 10%. Some landlords, dissatisfied with the restriction, serve a 12-month eviction notice as a workaround — claiming personal use or sale.

Once the tenant leaves, the landlord re-leases at a higher rate. This practice is prohibited. The law imposes a two-year restriction for residential and three years for commercial properties before re-leasing can occur, unless authorized by the RDC.

Good Faith Evictions Protect Everyone
Eviction rights must be exercised honestly. If circumstances change after serving notice — for example, if the intended sale doesn’t proceed — landlords should seek legal guidance before taking any new steps.

Additionally, obtaining a tenant declaration before the Notary Public confirming voluntary eviction and waiver of compensation can provide added legal protection.

Our Guidance at fäm Conveyancing

• Serve eviction notices only when intent is genuine and provable.
• Avoid issuing notices to bypass rent controls.
• Maintain full documentation supporting your claimed reason.
• If plans change post-notice, consult a professional before re-leasing.

Final Word
Eviction is a legal right — but one that must be handled with integrity. Misusing it for higher rent returns risks your reputation, your compliance record, and your financial standing.

At fäm Conveyancing, we support landlords with lawful, strategic advice to ensure every notice, every action, and every lease stands on a solid legal foundation.

📞 +971 58 822 9107 | +971 52 128 9592
📧 info@famconveyancing.com
🌐 www.famconveyancing.com

Disclaimer: This article is for general information only and does not constitute legal advice. Please consult a qualified legal advisor for advice tailored to your specific situation.