Eviction for non-payment of rent
30-day periodThe most common ground by far. It applies where a tenant in Dubai is not paying rent that has fallen due, and it opens the way to a claim once the period expires without payment.
Eviction Notice in Dubai
An eviction notice is a formal legal notice, notarised before the Notary Public in Dubai, that a landlord serves on a tenant setting out the ground for the claim and the period allowed before any step is taken at the Rental Disputes Center. In most cases it is the first step: without a notice that is properly notarised and served through an approved channel, the claim has no foundation. Most notices that fail do not fail on their wording — they fail on how they were issued.
Two working days from complete documents
Requirements for a valid eviction notice in Dubai
A legal notice is not judged on its wording alone. These are the three requirements checked first, and a failure in any one of them defeats the notice however sound its content.
Notarisation is mandatory
A notice that has not been notarised remains a private letter. Notarisation is what gives it official standing and makes it capable of being relied on later.
The period runs from the date of receipt
Not from the date it was drafted, and not from the date it was notarised. Landlords who count from the day they wrote the notice find the period has not in fact expired.
Service through a licensed notification company
Validity rests on using the channel approved in law. Hand delivery, or delivery through a third party, produces no proof that can be relied on.
Grounds for evicting a tenant in Dubai
Each ground carries its own period and its own requirements. Select your position to see only what applies to you.
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Eviction for sale of the property
12-month periodWhere the landlord intends to sell the property with vacant possession. The period here is far longer than for non-payment, so it has to be started early.
Eviction for personal use
12-month periodWhere the landlord needs the property for their own occupation or for a first-degree relative. The ground must be stated clearly in the notice from the outset.
Non-renewal notice to tenant
12-month periodMaterially different from eviction and no substitute for it. Confusing the two is among the most expensive mistakes, because each has its own route and conditions.
Rent demand without eviction
Monetary claimAimed at recovering late rent while the tenant remains in occupation. Appropriate where the objective is to preserve the tenancy and settle the arrears.
Notice from tenant to landlord
Maintenance · deposit · breachUsed where a landlord fails to carry out essential maintenance, refuses to return the security deposit, or breaches an obligation under the contract. A tenant has the same right to serve notice as a landlord does.
Five mistakes that void an eviction notice
We see each of these repeatedly, and each one usually means starting again after weeks have been lost.
Sending it by WhatsApp or email
The first and most expensive mistake. A WhatsApp message or an email is not legal service, however clearly the tenant read it and replied.
A notice that was never notarised
A printed letter signed by the landlord remains a private document. Without notarisation the notice never came into existence in legal terms.
Service through an unapproved channel
Hand delivery, or delivery through a building watchman or a relative, produces no proof. Service is carried out by a licensed notification company.
Counting the period from the drafting date
The period runs from receipt. A landlord who counts from the day of writing files before the period has expired, and the basis of the claim falls away.
Combining two grounds in one notice
A notice that mixes non-payment with an intention to sell weakens the position rather than strengthening it. Each ground has its own route, period and requirements.
How to serve an eviction notice in Dubai
Five steps, and you know where your file stands at each one.
Review of the contract and documents
We read the tenancy contract and the payment record to establish the correct ground and the period attached to it before a single line is drafted.
Drafting the notice
Drafting that states the ground, the period and what is required with precision, without the general wording that weakens a notice when it is later relied on.
Notarisation
The notice is notarised before a licensed Notary Public, which is what gives it official standing.
Service through a licensed notification company
The notice is served through the channel approved in law, which alone establishes delivery in a form that can be relied on.
Proof of service delivered to you
You receive the notarised notice, the proof of service and the date of receipt — the documents you will need for any subsequent step.
Documents required to serve an eviction notice
The more complete these are at the outset, the sooner the two-day clock starts.
- Current tenancy contract
- Ejari certificate
- Proof of ownership of the property
- Landlord ID, or power of attorney for an agent
- Evidence of the ground — payment record, cheques or correspondence
If one of these is missing, tell us before we start. We identify the acceptable alternative rather than letting the file stall halfway through.
Eviction procedures in Dubai after the notice
A notarised, properly served notice is the starting point, not the end. If the other side responds within the period, the matter ends there. If not, the file moves to the Rental Disputes Center in Dubai, where the case is registered and the documents are filed, judgment is issued, and an execution file is opened where enforcement is needed. Every stage rests on the validity of the one before it — which is why the notice remains the single most important step in the route. Tell us where your file stands and we will set out the stage you are at and the cost before you commit to anything.
Cost
Cost varies with the type of notice, the number of parties and the state of the documents. What we commit to: a free assessment within 24 hours, and a clear final figure before you begin.
What the figure we give you covers
- Review of the contract and identification of the correct ground
- Drafting the notice
- Notary Public fees
- Service through a licensed notification company
- Delivery of the notice and proof of service
- Legal translation where required
Frequently asked questions
What is an eviction notice?
A formal legal notice, notarised before the Notary Public, served by one party to a tenancy on the other, setting out the ground for the claim and the period allowed before recourse to the Rental Disputes Center. It is not a notice in legal terms unless it has been notarised and served through an approved channel, however soundly it is worded.
What are the eviction procedures in Dubai?
They begin with a notarised notice, properly served, granting the other party a period fixed by the ground relied on. If the period expires without a response, a case is registered at the Rental Disputes Center with the supporting documents, judgment follows, and an execution file is opened where enforcement is needed. The validity of the notice conditions everything after it, and a defect in it carries through to every later stage.
Can I send an eviction notice by WhatsApp or email?
No. A WhatsApp message or an email is not legal service even where it is clear the tenant read it. The notice must be notarised before the Notary Public and served through a licensed notification company. This is the most frequent and most expensive mistake, because it is usually discovered only after the full period has been waited out.
How long does it take to issue a notice?
Two working days from complete documents, covering drafting, notarisation and service. The clock starts when the documents arrive in full, which is why it is worth assembling them before we begin.
When does the notice period start?
From the date the other party receives the notice — not from the date it was drafted, and not from the date it was notarised. The gap can run to several days, which is what causes some claims to be filed before the period has actually expired.
What if the tenant refuses to accept the notice?
Valid service rests on using the channel approved in law, not on the other party cooperating. That is precisely why service is carried out by a licensed notification company that records the attempt, so the matter does not depend on the tenant agreeing to take delivery.
Do I need a lawyer to issue an eviction notice?
Drafting, notarisation and service are carried out through a licensed Notary Public and a licensed notification company. A licensed lawyer becomes necessary when the matter moves to a case before the Rental Disputes Center. We tell you which of the two routes applies to your situation before you pay anything.
Can a tenant serve a notice on a landlord?
Yes. A tenant may serve notice where the landlord fails to carry out essential maintenance, refuses to return the security deposit, or breaches an obligation under the contract. The same procedural requirements apply: notarisation and approved service.
Is one notice enough for both eviction and unpaid rent?
Combining two distinct claims in a single notice usually weakens the position, because each carries its own ground, period and requirements. After reviewing your contract we advise whether your situation supports one route or requires two separate ones.
I already sent a notice myself — can I rely on it?
It depends on two things: whether it was notarised, and whether it was served through an approved channel. If either is missing, a fresh notice is usually required. Send us a copy of what you served and we will tell you candidly whether it can be built on, at no charge for that review.
About this page
- Author
- Firas Ahmad
- Legal review
- Dr. Mohammed Al-Ramlawi
- Last updated
- 25 July 2026
- Sources
- Rental Disputes Center, Dubai — rdc.gov.ae
- Dubai Land Department — dubailand.gov.ae
- Rental legislation in force in the Emirate of Dubai
This website is independent and is not affiliated with the Rental Disputes Center, the Dubai Land Department, or any government body. The content is general information, not legal advice on a specific matter, and outcomes vary with the facts and documents of each file.
Start with a free assessment of your case
Send us the details of your situation on WhatsApp. We will tell you which notice applies, the period attached to it, and the full cost before you commit to any step.