Dubai’s rental market is one of the most dynamic in the region. Clear rules are necessary for trust between landlords and tenants. The Dubai Tenancy Law Article 25 sits at the centre of these rules. It outlines when landlords can seek eviction and how tenants are protected.

This law does more than manage contracts. It defines stability in the housing market and ensures fairness for both parties. For landlords, Article 25 gives limited rights to repossess property under specific conditions. For tenants, it builds safeguards against sudden or unfair eviction.

Understanding this balance is vital for anyone renting, investing, or managing property in Dubai. Without clarity, disputes can escalate into costly legal battles. With knowledge, both landlords and tenants can protect their interests and avoid conflict.

This blog explains Article 25 in detail. This tenant protections Dubai tenancy law covers the legal grounds for eviction, Dubai landlord eviction rights, tenant protections, and common misunderstandings. It also includes practical steps for both parties when facing eviction notices. By the end, you’ll know how to handle these situations with confidence and in line with the law.

Overview of Dubai Tenancy Law Article 25

Article 25 is part of Dubai Law No. 26 of 2007, which governs rental relations. It sets out the exact conditions under which a landlord can end a tenancy before renewal. These conditions are strict, and any attempt outside them can be challenged by tenants.

Legal Grounds for Eviction

Landlords cannot evict a tenant without cause. Article 25 allows eviction only under these situations:

• Personal use: The landlord, or a first-degree relative, intends to live in the property.

• Sale of the property: If the landlord is selling, eviction may be required.

• Demolition or major renovations: When the building is unsafe or requires work that makes occupancy impossible.

• Breach of contract: If tenants violate lease terms, such as subleasing without consent.

These grounds must be backed with proof. For example, if a landlord claims personal use, they must show they do not own another suitable property in Dubai.

Notice Requirements

Eviction cannot happen overnight. The law requires landlords to serve tenants with a 12-month written notice. This notice must be delivered through the Notary Public or registered mail. Without proper notice, the eviction is invalid.

Tenant Protections

Tenants are not left powerless. If they believe eviction grounds are false, they can dispute the case at the Rental Dispute Settlement Centre. The burden of proof falls on the landlord. If evidence is lacking, the eviction will not be enforced.

Why Article 25 Matters?

This article is a safeguard against arbitrary eviction. It balances the landlord’s right to reclaim property with the tenant’s right to stability. For tenants, it ensures time to plan and relocate. For landlords, it offers a legal path to regain property when truly needed.

In practice, disputes often arise around the claim of “personal use.” Courts look closely at evidence, such as proof of family need or lack of alternative housing. Legal sources confirm that notices must be valid, and tenants have the right to challenge them.

How Article 25 Impacts Landlords?

For landlords, Article 25 provides clarity. It defines the exact steps to repossess a property and protects against tenant disputes. Yet it also demands compliance with procedures.

Right to Repossess for Personal Use

Landlords can take back a property if they need it for themselves or their immediate family. This is allowed only if they do not own another suitable residence in Dubai. Courts examine these claims carefully. A false claim risks penalties and damages.

Eviction for Sale or Demolition

Another ground for eviction rules Dubai 2025 is the sale of the property. If a buyer requires the home to be vacant, the landlord can issue a notice. Demolition or major renovation also qualifies, provided it makes occupancy unsafe. In such cases, technical reports and permits are often required.

The 12-Month Notice Rule

The notice rule is strict. Landlords must serve tenants with a minimum 12-month eviction notice. The notice must be notarized or delivered through registered mail. Informal notices, like text messages or casual letters, are invalid.

Risks of Non-Compliance

If landlords fail to follow proper procedures, tenants can refuse to vacate. The rental dispute Dubai Article 25 often rules in favor of tenants when landlords skip documentation. In some cases, landlords face compensation claims.

Importance of Legal Procedure

For landlords, Article 25 is both a right and a responsibility. Following the law prevents disputes, protects reputation, and ensures smooth repossession. Legal experts advise landlords to always document intentions and consult lawyers before issuing notices.

Protections and Obligations for Tenants

Tenants often worry about eviction. Article 25 offers several protections to ensure fair treatment.

Right to Stay During Contract

Tenants cannot be forced out before their lease ends unless they breach the agreement. The law protects them until contract expiry. Even after expiry, eviction requires valid grounds.

Notice Period Protections

The law grants tenants at least 12 months’ notice before eviction. This gives them time to find alternative housing. Shorter notices are not valid.

Ability to Dispute Evictions

Tenants can dispute eviction at the Rental Dispute Centre. If a landlord fails to prove personal use or sale, the tenant may continue living in the property. This legal channel is an important safeguard.

Rights to Property Maintenance

Tenants also have rights to peaceful enjoyment and basic maintenance. Landlords must keep the property habitable. Tenants can file complaints if these obligations are not met.

Protection from False Evictions 

Article 25 is the Dubai tenancy law personal use eviction that prevents landlords from evicting without a valid cause. If a landlord evicts for personal use but rents the property to another tenant soon after, penalties may apply. These protections strengthen tenant confidence in the market. They ensure stability, which benefits both families and investors who value reliable rental income.

Practical Steps for Landlords and Tenants

Both parties need to act carefully when facing eviction under Article 25.

For Landlords

• Draft the eviction notice using RERA-approved formats.

• Ensure delivery through a Notary Public or registered mail.

• Keep proof of intent, such as a lack of another property for personal use.

• In case of sale, attach sale agreements or buyer requests.

For Tenants

• Review the notice carefully. Check for proper format and delivery method.

• Seek advice from the Rental Dispute Settlement Centre if unsure.

• Negotiate extensions if needed, especially in cases of property sale.

• Collect evidence if you believe the eviction is unfair.

Role of the Rental Dispute Settlement Centre

This authority resolves conflicts between landlords and tenants. It hears cases, reviews documents, and makes legally binding decisions. Using this center ensures both sides have a fair platform.

Why Legal Advice Matters

Both landlords and tenants benefit from legal guidance. Lawyers help draft notices, build cases, and avoid costly errors. Given the financial value of property in Dubai, professional help is worth the investment.

Common Myths and Misunderstandings

Misconceptions often create unnecessary conflict. Article 25 is clear, but myths still circulate.

Myth 1: Landlords Can Evict Anytime

This is false. Landlords must follow specific grounds and give proper notice. Evicting without legal cause is not allowed.

Myth 2: Tenants Can Always Renew

While tenants have renewal rights, landlords can refuse if valid eviction grounds exist, though Lease renewal Dubai Law 26 of 2007. Renewal is not automatic.

Myth 3: Subleasing Is Always Allowed

According to the tenant eviction grounds Dubai tenancy law, subleasing without landlord consent is a breach of contract. This breach is a valid ground for eviction.

Myth 4: Notices by Email Are Valid

Only notarized or registered mail notices are legally accepted. Informal communication is not valid. Dispelling these myths helps landlords and tenants act within the law. It also reduces the number of disputes that end up in court.

Frequently Asked Questions

What circumstances allow landlords to evict under Article 25?

Landlords can only evict tenants if legal grounds exist. These include reclaiming the property for personal use, selling to a buyer who needs vacant possession, demolishing unsafe structures, or when tenants breach contract terms, such as subleasing without approval.

How much notice must landlords give tenants?

The Dubai eviction notice law requires landlords to provide tenants a minimum of 12 months’ written notice before eviction. This notice must be delivered via the Notary Public or registered mail. Informal messages, calls, or unregistered letters are invalid and unenforceable under the law.

Can tenants contest eviction notices in Dubai?

Yes, tenants can dispute eviction notices at the Rental Dispute Settlement Centre. If landlords fail to provide proper evidence or misuse personal use claims, tenants can continue occupancy. The Centre provides a fair legal forum for both parties.

What rights do tenants have if the property is sold?

Tenants retain occupancy rights during the notice period, even if the landlord sells the property. Buyers cannot demand immediate eviction. Tenants must receive the full 12 months’ notice, allowing adequate time to find alternative housing or negotiate extensions.

Does Article 25 apply to all tenancy contracts?

Yes, Article 25 applies across Dubai to all tenancy agreements registered with RERA. There are no exceptions for residential or commercial properties. Both landlords and tenants must comply, ensuring fair practices, proper notice periods, and regulated eviction procedures throughout.

Conclusion

Dubai’s rental market is built on balance. Article 25 ensures that balance by giving landlords limited rights to evict while protecting tenants from unfair treatment. For landlords, it is a framework to reclaim property legally. For tenants, it guarantees stability and time to plan.

Both sides must respect the rules. Notices must be valid. Grounds must be proven. Disputes must be resolved through the proper channels. With proper knowledge and legal advice, landlords and tenants can avoid conflict. They can also build trust in a rental system that supports Dubai’s growth. If you face eviction or renewal challenges, consult a property lawyer or trusted agent. It is the best way to protect your rights under Dubai tenancy law