أسئلة وأجوبة
Can a landlord evict a tenant based on an email, even if the official notice was served afterward?
Hello,
Good day!
My landlord has sent me an eviction notice, which I received on 14 August 2024. The reasons are:
- For personal use or close relatives.
- For sale.
Now, my landlord is pressuring me to move out at the end of my contract on 30 April 2025. I am aware that the eviction notice must be served 12 months before the eviction date. In this case, the vacating date must be 14 August 2025.
For context: last year, three months before my tenancy renewal, my landlord sent me an email informing me that I had to move out on 30 April 2024. I objected, as there was no official 12-month eviction notice served through a notary public or registered mail.
Based on this, I renewed my contract at RDC for another year on the same terms.
Today, the landlord is telling me that because he informed me of his intention through email more than a year ago, he can now evict me at the end of this contract, on 30 April 2025, and not wait until the legal notice period ends on 14 August 2025.
What are my rights?
Hello,
Under Dubai rental law, specifically Law No. (26) of 2007 as amended by Law No. (33) of 2008, the landlord must serve a 12-month written eviction notice through a notary public or by registered mail, and the notice period must be calculated from the date you receive it.
Since you received the official eviction notice on 14 August 2024, the landlord cannot lawfully demand that you vacate before 14 August 2025.
Therefore, you are not obliged to vacate the property on 30 April 2025. You are entitled to continue residing in the property until either you voluntarily vacate or the landlord files a case before the Rental Disputes Centre and obtains a final eviction judgment based on the reasons stated.
If you prefer to have a direct discussion, please let me know, and I will guide you on how we may proceed.
Alternatively, if you require further clarification, you may kindly share your WhatsApp number here so that I can provide more detailed assistance.
Hello,
The law says that only the new owner has the right to evict the tenant, but with the following process:
The old owner needs to send you a legal notice for eviction, and then the new owner needs to give another notice with the same dates as the old one to emphasize the same.
If you did not receive any legal notice from both of them, then don't vacate. In general, do not vacate unless there is a court judgment.
Please contact our office manager at his mobile number [------------].
Dear Alexandra,
Thank you for reaching out!
Based on the details you've provided, here's a breakdown of your rights regarding the eviction notice:
1) Eviction Notice Timing:
Under UAE Law (Law No. 26 of 2007 and its amendments), the landlord is required to provide an official eviction notice to the tenant 12 months before the intended eviction date. This notice must be served through registered mail or a notary public.
Since you received the eviction notice on 14 August 2024, the legally correct date for you to vacate the property is 14 August 2025, not 30 April 2025.
2) The Previous Email from the Landlord:
The landlord’s email notice last year (3 months before the renewal) does not count as an official eviction notice because it was not sent via a notary public or registered mail, which is required under the law. Therefore, it does not waive the 12-month notice requirement.
Since you renewed the contract based on this, the previous communication doesn’t legally alter the 12-month notice period.
3) Your Rights and Next Steps:
Your current tenancy agreement remains valid until 30 April 2025, and the landlord cannot evict you before 14 August 2025, according to the official notice you received.
If the landlord insists on eviction at the end of your contract on 30 April 2025, this is not legal under the current circumstances because they failed to serve the proper notice 12 months in advance.
You are entitled to remain in the property until 14 August 2025 unless another valid agreement is reached.
If your landlord continues to pressure you or takes any action contrary to this, you can:
- Send a formal response reminding them of the legal requirements for eviction notice timing.
- If necessary, seek assistance from the Dubai Rental Dispute Center (RDC) or consult with a legal professional to protect your rights.
Please feel free to reach out if you need help drafting a response or taking further steps.
Best regards,
Mohammed Salah
Legal Consultant
Dear Inquirer,
Thank you for your message!
As per Dubai Tenancy Law, an eviction notice for reasons such as personal use or sale must be served through a notary public or registered mail with a minimum of 12 months' notice before the actual eviction date.
Based on the details you provided, the valid eviction notice was received on 14 August 2024, meaning the earliest legal eviction date would be 14 August 2025, not 30 April 2025.
An informal email sent more than a year ago does not replace the legal requirement of a proper 12-month notice. Your renewal at the RDC further supports your position.
To protect your rights and respond appropriately to your landlord's pressure, we recommend booking a consultation or authorizing our office to represent you.
Hello,
According to the UAE Law No. 26 of 2007 (amended in 2019), when a landlord wants to evict a tenant, they must provide at least 12 months' notice before the date they want the tenant to vacate.
This notice must be officially served through a notary public or registered mail. In your case, the eviction notice you received on 14 August 2024 gives you a legal notice period until 14 August 2025.
Therefore, your landlord cannot evict you before this date. The email your landlord sent you in 2023, stating the intent for you to vacate on 30 April 2024, does not count as an official notice, especially since you did not receive the required official eviction notice (via a notary public or registered mail).
Your decision to renew the tenancy for another year at RDC on the same terms was legally valid, as the email did not meet the legal requirements for eviction.
Since your current lease ends on 30 April 2025, your landlord must adhere to the 12-month notice period from 14 August 2024.
In this case, the earliest date your landlord could lawfully evict you is 14 August 2025, not 30 April 2025. If the landlord insists on evicting you before 14 August 2025, you have the legal right to challenge this.
You can do this by filing a complaint with the Dubai Rental Disputes Center (RDC).
If you require our assistance, kindly share your WhatsApp number.
Hello,
The eviction notice you received on 14 August 2024 gives you a legal notice period until 14 August 2025. Therefore, your landlord cannot evict you before this date.
The email your landlord sent you in 2023, stating the intent for you to vacate on 30 April 2024, does not count as an official notice, especially since you did not receive the required official eviction notice (via a notary public or registered mail).
Your decision to renew the tenancy for another year at RDC on the same terms was legally valid, as the email did not meet the legal requirements for eviction.
You have the right to renew the contract till eviction and even after that. If you need further clarification, kindly share your WhatsApp number.
According to UAE law, any eviction notice must be served through a notary public or registered mail, and the tenant must be given a 12-month notice from the date of receiving the official notice.
Since you received the eviction notice on 14th August 2024, the landlord cannot legally ask you to vacate before 14th August 2025, even if they had informed you of their intention through email earlier.
Thank you for reaching out!
Based on what you've shared, you are absolutely right.
According to Dubai tenancy law, a landlord must serve a 12-month eviction notice through a notary public or registered email, and this notice period starts from the date of delivery, not from when an informal email was sent.
In your case, since the formal notice was received on 14 August 2024, the earliest legal vacating date would be 14 August 2025, not 30 April 2025.
We've dealt with similar cases and would be happy to guide you through the legal process, including representation at the Rental Dispute Centre (RDC) if needed.
I recommend scheduling a consultation so we can review the documents and take the next steps to protect your rights.
Please let me know a convenient time for you to come in.
Warm regards,
