Questions & Answers
A landlord sent a screenshot of a judicial warning to vacate without a reason. Is this acceptable?
Dear Lawyers,
I just renewed our rent for a third year on September 4th. Today, October 11th, the landlord sent a screenshot through the agent, apparently from the Dubai Court, stating a judicial warning to vacate the property in 12 months, without mentioning a reason for the eviction.
I thought eviction letters should be sent by mail for the tenant to receive them personally.
Am I correct, or is it acceptable for the landlord to send this screenshot via WhatsApp?
Thank you in advance!
Hello,
Under Dubai's rental laws, specifically Law No. 33 of 2008 and its amendments, the landlord must provide valid reasons for eviction and must serve a proper eviction notice according to the requirements set out in the law.
In cases of eviction where the landlord seeks to regain the property after the lease term has ended, Article 25(2) of Law No. 33 of 2008 applies.
The law states that the landlord must provide the tenant with at least 12 months' notice of eviction, and this notice must be served through notary public or registered mail.
As for the method of delivery, a screenshot sent over WhatsApp is not considered an official form of notice.
The law specifically requires a formal method such as a notary or registered mail to ensure proper delivery and acknowledgment.
The judicial warning mentioned in the screenshot may indicate that the landlord is initiating legal action, but it does not replace the official process required by law.
Therefore, you are correct in your understanding that eviction notices should be served personally via the proper channels, and a WhatsApp message would not meet the legal requirements.
To provide you with more specific guidance, please share a copy of the notice you received.
Dear Questioner,
The landlord's method of sending the judicial warning via WhatsApp is not the standard procedure in Dubai.
Since there is no specified reason mentioned in the notice, you don't have to take it into consideration.
Apart from that there are certain requirements for an eviction notice to be valid. It must be registered and sent through Aramex by the court.
If you need further clarification on this, kindly share your WhatsApp number.
Yes, you must receive the announcement in person, and you must also state the reason for the eviction.
If you have any other inquiries, contact us on phone number [---------].
