Questions & Answers
The previous landlord gave us a notice of eviction and sold the property. Do we still have to vacate on time?
Let me rephrase my question.
The previous landlord gave a notice of eviction in November 2024, according to all the rules. I received it by SMS and email.
Now we have a different landlord, do we still have to move out of the rented accommodation in November 2025?
Dear Inquirer,
If the eviction notice was issued correctly by the previous landlord and in line with the law, it generally remains valid even after the property is sold to a new landlord.
However, specific circumstances and documentation must be reviewed to confirm its enforceability in your case.
For a clear assessment and to protect your tenancy rights, we recommend booking a consultation or appointing our office, Future Vision for Advocacy and Legal Consultancy, to handle the matter on your behalf.
Best regards,
Yes, you must move in on the date specified in the original notice (November 2025) unless you and the new landlord agree otherwise.
New ownership of the property does not cancel the tenancy agreement or the legal notices issued pursuant to it.
However, there may be some details regarding the validity of the initial notice and the method of its delivery, such as the requirement to deliver it by registered mail or a notary public in some cases.
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Hello,
The change of landlord does not affect the validity of the lease relationship or the eviction notice that was duly served in November 2024.
Under Dubai’s rental law, the transfer of ownership transfers all rights and obligations related to the lease from the former landlord to the new landlord, including the right to rely on the eviction notice.
Accordingly, the notice period continues to run, and the tenant will be legally required to vacate in November 2025 if the statutory conditions for eviction are met.
The applicable legal text is Article (28) of Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, which states:
“Article (28)
The transfer of title to the Real Property to a new Landlord shall not affect the Tenant’s right to continue to occupy the Real Property in accordance with the terms of the Lease Contract entered into with the previous Landlord, provided that the Lease Contract has a fixed term.”
Also, Article (25)(2) of the same law as amended by Law No. (33) of 2008 provides:
“Article (25)(2)
Upon expiry of the Lease Contract, the Landlord may demand eviction of the Tenant from the Real Property if the Landlord wishes to demolish the Real Property for reconstruction or to add new constructions that prevent the Tenant from benefiting from the leased Real Property, provided that necessary licences are obtained; or if the Landlord wishes to self-occupy the Real Property or allow his first-degree relatives to occupy it, provided that the Landlord does not own another suitable Real Property for that purpose; or if the Landlord wishes to sell the leased Real Property. In all the above cases, the Landlord must notify the Tenant of the eviction reasons at least twelve (12) months prior to the date set for eviction, and such notice must be sent through the Notary Public or by registered mail.”
Based on these provisions and judicial precedents, the new landlord may rely on the eviction notice already served, and the tenant will still be obliged to vacate by November 2025.
Thank you for contacting us via Legal Advice Middle East.
Your situation involves more than one possible outcome, depending on how the ownership and tenancy transfer were documented.
We previously handled a similar case where the new landlord stepped into the same rights and obligations of the former landlord, including an already-issued eviction notice.
The court confirmed that the validly served notice remained binding despite the change of ownership, because the tenancy contract is tied to the property, not only to the individual owner.
If the eviction notice from November 2024 was served correctly with full legal requirements, the one-year period usually runs its course and obligates the tenant to vacate in November 2025, even if ownership changes in the meantime.
However, if the new landlord wishes to alter the grounds or terms of eviction, that must be communicated formally and within the legal framework.
The precise answer depends on reviewing the eviction notice, the title transfer, and your current Ejari registration.
At RASHID ALKAITOOB ADVOCATES & LEGAL CONSULTANTS, we can verify whether the notice remains enforceable under the new landlord or if there are grounds to contest it.
To give you a final position, we would need to examine the eviction notice, tenancy contract, and proof of landlord change.
Our multilingual team is available in Arabic, English, Russian, Hindi, and Chinese to assist you.
Dear Sir/Madam,
If you received an eviction notice from the previous landlord in November 2024 that was served properly according to the law (e.g. via SMS and email with proper notice period), the notice is typically linked to the property itself, not just the landlord.
Therefore, even with a new landlord, you are generally required to move out by November 2025 as per the originally served eviction notice, unless a fresh eviction notice is issued by the new landlord.
This approach is based on recent rulings by the Dubai Rental Dispute Centre (RDC), which allow eviction notices to transfer to new property owners without needing to restart the notice period.
However, tenants can still challenge the validity of the eviction notice if it does not meet legal criteria such as proper service method and valid grounds under Dubai tenancy law.
Best regards.
