Eviction Notice in Dubai
Pick up the paper one day and the headline reads “rents set to rise” and the next day “rents set to drop”! As confusing as it all seems this doesn’t affect you if you are already in your property and paying the market rate as there is a strict amount that your landlord can increase the rent as calculated by the RERA Index.
‘My landlord will just evict me and rent it for a much higher rent‘ you may say. But the answer is they can’t just evict you for no reason.
They can only evict you for the following reasons:
a. If the owner wishes to demolish the property for reconstruction or to add new constructions that prevent tenant from benefiting from the leased property, provided that necessary licences are obtained.
b. If the property requires renovation or comprehensive maintenance which cannot be executed while tenant is occupying the property, provided that a technical report issued by Dubai Municipality or accredited by it is to be submitted to this effect.
c. If the owner of the property wishes to recover the property for use by him personally or by his next of kin of first degree provided that he proves that he does not own a suitable alternative property for that purpose.
d. If the owner of the property wishes to sell the leased property.
And in these above instances the landlord must notify the tenant with reasons for eviction at least twelve months prior to the determined date of eviction subject that such notice be sent through the Notary Public or by registered mail.
You do not have to vacate the property until it has been sold, so no compensation is required. You will however have an opportunity to discuss potentially staying on with the new owner. If the new owner has bought the property to live in you will have to vacate as long as you have had at least 12 months’ notice.”
Of course if you break the terms of the contract then the landlord can evict you as per the following law:
Article 25 of Law 26 of 2007 (as amended by Law 33 of 2008) provides for the circumstances in which a landlord can ask a tenant to vacate his property.
1. A landlord may demand eviction of tenant prior to expiry of tenancy period in the following cases:
a. If the tenant fails to pay rent value, or part thereof, within thirty (30) days of the landlord’s notification for payment; unless parties agreed otherwise.
b. If the tenant subleases the property, or part thereof, without the landlord’s written approval and in such case eviction shall be applicable to the tenant and the subtenant, and the subtenant’s right to refer to the tenant for compensation shall be reserved.
c. If the tenant uses, or allows others to use, the property for illegal or immoral activities.
d. If the leased property is a commercial shop and the tenant left the same without occupation and without legal reason for 30 continual days or 90 non-continual days in one year; unless the parties agreed otherwise.
e. If the tenant causes changes that endanger safety of the property in a way that it cannot be restored to its original condition or if he causes damage to the property intentionally or due to his gross negligence to take proper precautions or if he allows others to cause such damage.
f. If the tenant uses the property for purposes other than the purpose it was leased for or if he uses the property in a way that violates planning, building and land using regulations.
g. If the property is in danger of collapse, provided that the landlord must prove such condition by a technical report issued by Dubai Municipality or accredited by it.
h. If the tenant fails to observe legal obligations or tenancy contract conditions within (30) days from date of notification by the landlord to abide by such obligations or conditions.
So ignore the scare mongering and rest assured laws have been put in place to protect the tenant in Dubai.