How to File an Eviction Notice to a Tenant?

Struggling to serve an eviction notice to your tenant? Tired of going in circles without clear answers? Don’t worry, we’ll walk you through the process step by step so you know exactly what to do.

Many landlords spend weeks asking different people how to legally serve an eviction notice, only to be left confused and frustrated. This is especially overwhelming if you’re based outside the UAE and feel helpless when managing your Dubai property.

Here, we’ll simplify the eviction notice process and give you a reliable guide to follow.

Table of Contents

What is an Eviction Notice?

An eviction notice, also known as a legal notice, is a formal written document sent by a landlord to a tenant requiring them to vacate the property.

For it to be valid, the eviction notice must:

• Be drafted in the correct format
• Be notarized before it is served
• Be served by registered courier/mail (with delivery confirmation).

If the notice doesn’t meet Dubai tenancy law requirements, it will not hold up legally.

For a detailed breakdown of Dubai eviction rules, notice periods, and legal reasons, read our Complete Eviction Notice Guide for Landlords in Dubai.

When Can a Landlord Send an Eviction Notice?

Dubai law allows landlords to evict tenants under specific circumstances. These fall into two main categories:

1. Eviction for Breach of Contract or Law

Under Article 25 of Law No. (26) of 2007 (amended by Law No. (33) of 2008), a landlord can seek eviction before the tenancy contract expires if the tenant:

• Fails to pay rent within 30 days of being notified in writing
• Subleases the property without written approval
• Uses the property for illegal or immoral activities
• Causes damage that threatens the property’s safety
• Uses the property for purposes other than what was agreed in the contract
• Breaches contract terms and fails to rectify the issue within 30 days of written notice
• In commercial cases, it closes the business for 30 consecutive or 90 non-consecutive days without valid reasons
• If the property is required to be demolished by government order

Note: A landlord must first serve a legal notice asking the tenant to rectify the breach. If ignored, eviction proceedings may begin.

Dealing with unpaid rent in Dubai? Follow our legal step-by-step eviction guide for non-payment.

2. Eviction with 12 Months’ Prior Notice

Even if the tenant hasn’t breached the contract, the landlord can still seek eviction after serving a 12-month written notice (through a notary public or registered mail) for the following reasons:

• To demolish or reconstruct the property
• To carry out major maintenance or renovations that require the property to be vacant
• To sell the property
• To use the property for personal use or by a first-degree relative

Need to evict a tenant before lease expiry? See our guide on how a landlord in Dubai can evict a tenant before expiry.

How to Send an Eviction Notice?

To ensure your eviction notice is valid, you must follow these steps:

Step 1. Drafting

Hire a UAE-based lawyer (or legal expert familiar with Dubai laws) to prepare the notice in the proper format. This reduces the risk of rejection by authorities and saves you time and money.

Step 2. Notarization

Notarize the notice through the Dubai notary public. Notarization can be done in person at a notary’s office or electronically through Dubai’s e-notary services.

Step 3. Serving

Serve the notice via registered courier/mail (with delivery confirmation). This ensures proof of delivery and compliance with legal requirements.

The easiest legal way to evict a tenant in Dubai

Choose a valid eviction reason

Evictions in Dubai must be based on lawful grounds such as selling the property, personal use, major renovation, or reconstruction.

Prepare the notice in the correct legal format

Your eviction notice should include the tenant’s details, the property’s details, the eviction reason, and the vacating date to avoid rejection.

Notarize the eviction notice through the Dubai Notary Public

A notice becomes legally enforceable only after it is notarized (in person or online) by the Dubai Notary.

Serve it via registered courier/mail with delivery confirmation

The notice must be delivered via registered courier/mail so you have official proof that the tenant received it.

Keep the delivery proof and notice copy for RDSC (if needed)

If the tenant disputes the eviction, the notarized notice + delivery proof are key documents for filing your case at Dubai RDSC.

Conclusion

Filing and serving an eviction notice in Dubai is a formal process that must follow strict legal guidelines. Whether due to a breach of contract or for other lawful reasons, landlords must draft, notarize, and serve the notice correctly for it to be valid. Doing so protects your rights as a landlord and ensures a smoother resolution.

To avoid the stress of serving your notice, let our professionals take care of everything from drafting and online notarization to serving the notice. Contact us today!

Need help sending an eviction notice? Get started with POA.ae today.

FAQs

   1)  Can I send an eviction notice by email or WhatsApp?

No. Eviction notices must be notarized by the Notary and served through registered courier/mail. Informal communication channels such as email or WhatsApp are not legally valid.

   2) How much does it cost to notarize an eviction notice in Dubai?

   Notary fees may vary depending on the type of notice and service method (in-person or online). On average, fees range from AED 700 to AED 1,000. Additional courier charges may apply if served via registered mail.

   3) Can a tenant challenge the eviction notice?

   Yes. Tenants can file a case with the Dubai Rental Dispute Settlement Centre (RDSC) if they believe the eviction notice was invalid, served incorrectly, or not based on lawful grounds.

   4) How long does the eviction process take in Dubai?

   If the notice is for breach of contract, the process can begin within 30 days of the tenant failing to rectify the issue. If the notice is for lawful reasons (such as sale or personal use), the tenant must be given 12 months to vacate.

   5) Do I need a lawyer to serve an eviction notice?

   While not mandatory, having a lawyer draft and handle the process ensures compliance with Dubai tenancy laws and minimizes the risk of rejection or disputes.

   6) What happens if the tenant refuses to leave after receiving the eviction notice?

   The landlord can escalate the matter to the Dubai Rental Dispute Settlement Centre, which has the authority to enforce eviction through legal proceedings.

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