Dubai’s rental market is tightly regulated by Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008, and most serious disputes are decided by the Rental Disputes Center (RDC) rather than through private negotiation alone. Tenants who understand their rights are better placed to respond calmly if a landlord cuts services, threatens immediate removal or demands that they vacate before the end of the contract. Through EGSH, tenants and landlords can obtain licensed assistance with preparing and submitting applications and rental cases so that procedures are followed correctly.
This article explains the legal framework for Dubai tenant rights eviction, clarifies what is considered unlawful eviction in Dubai, sets out immediate steps if you face an incident, and walks through how to file a case with the RDC. It also answers frequent questions about notice periods, non-payment, subletting and commercial closures, and points out where personalised legal advice may be necessary.
Legal Framework for Eviction in Dubai
Eviction in Dubai is not a private action; it is a legal process governed by statute and implemented through specialist tribunals. Understanding this framework helps you distinguish between a landlord exercising lawful rights and conduct that may justify a Dubai illegal eviction complaint.
Under Article 35 of Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008, any award relating to vacating real property must be executed through the competent Tribunal, which in Dubai is the Rental Disputes Center. A landlord changing locks, removing belongings or cutting services without going through these processes is acting outside the proper enforcement route.
Key Laws Regulating Landlord-Tenant Relations
Dubai landlord-tenant law eviction rules are primarily based on Law No. 26 of 2007, as amended by Law No. 33 of 2008. Several provisions are central to eviction:
- Article 25 of the Dubai eviction grounds: This article lists 13 specific legal grounds for which a landlord may request eviction. These include non-payment of rent, unlawful use of the property, unauthorised subletting, leaving certain commercial premises unoccupied, major reconstruction or demolition, personal use by the landlord or a first-degree relative, and sale of the property. Each ground has detailed conditions and, in some cases, mandatory notice periods.
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Article 24 Dubai sublease: A tenant may not assign or sublet the property to a third party without the landlord’s prior written consent. If they do so, the landlord may seek to evict both the tenant and the subtenant.
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Article 34 disconnection of services: The landlord is prohibited from disconnecting services from the property or disturbing the tenant’s use in any way. Where such a disturbance occurs, the tenant may go to the relevant police station and may also claim damages.
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Article 35 eviction execution Dubai: Awards about vacating property are executed only through the Tribunal. This confirms that evictions occur through lawful procedures and enforcement officers, not through direct landlord action.
Together, these provisions form the backbone of Dubai Law 26 of 2007 eviction practice and define which eviction steps are legitimate and which are not.
Role of Dubai Land Department and the Rental Disputes Center
The DLD oversees the real estate sector and manages systems such as the Ejari tenancy contract registration, but its general complaint channels do not resolve lease disputes. Instead, the RDC Dubai tribunal is the judicial arm of DLD that hears rental disputes, including eviction cases, in the Emirate of Dubai.
The RDC is competent for most Dubai Land Department rental disputes concerning lease contracts in mainland Dubai. However, it does not handle:
- rental disputes inside free zones that have their own judicial bodies; or
- certain financial leasing contracts and long-term leases governed by Dubai Law No. 7 of 2007.
Any dispute regarding eviction, rent, service disconnection, or subletting of premises under RDC jurisdiction must be submitted through RDC procedures, either at service centres or via its online platform. Lease disputes are therefore resolved through eviction judgments issued by the Dubai Rental Disputes Center, not through informal or administrative channels.
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What Counts as Illegal Eviction Behaviour in Dubai?
Not every difficult landlord–tenant relationship amounts to unlawful conduct. However, some actions directly breach statutory rules or skip mandatory procedures and therefore fall within what is commonly called “illegal eviction in Dubai”.
In practice, Dubai authorities treat both the substance of the eviction (whether there is a valid legal ground) and the procedure (notice, proof, tribunal decision, execution) as critical. Breaching either can expose a landlord to complaints, damages claims and, in some cases, criminal sanctions.
Lawful Eviction Grounds Versus Unlawful Shortcuts
Article 25 lists all situations in which a landlord may lawfully request an eviction. Examples include:
- Non-payment of rent or any financial obligations deemed part of the rent (such as certain agreed maintenance or cooling charges).
- Using the property for unlawful or immoral purposes, or in a way that breaches planning or building regulations.
- Unauthorised subletting or assigning the lease without written consent.
- Leaving commercial premises unoccupied for specified periods without a valid reason.
- Needing to demolish or comprehensively refurbish the property.
- Needing the property for personal use or use by a first-degree relative, or to sell the property.
However, even when a legal ground exists, the landlord must follow strict procedural rules:
- For eviction due to non-payment of rent in Dubai, the rules require that the tenant first receive a written payment notice, issued by a notary public or registered post, giving 30 days from delivery to pay the arrears.
- For reasons such as personal use, sale, demolition, or major reconstruction, DLD confirms that the landlord must send an eviction notice in Dubai 12 months before the required handover date, via a notary public or registered mail, and the notice must clearly state the lawful reason.
Trying to remove a tenant without these notices, or fabricating a ground as a pretext, may be challenged at the RDC as an instance of illegal eviction in Dubai, even if some underlying facts could otherwise support eviction.
Prohibited Actions: Disconnection, Harassment and Forced Eviction
Article 34 expressly prohibits the landlord from cutting utilities or disturbing the tenant’s use of the property. The RDC has clarified that:
- Disconnecting water, electricity, air-conditioning, or similar basic services is a crime, with potential penalties of up to three years’ imprisonment, a fine of at least AED 3,000, or both.
- This prohibition applies even if the tenant is late paying rent or other dues; Dubai service disconnection crime rules do not allow “self-help” enforcement.
Examples of disconnecting services eviction in Dubai behaviour that breaches the law include:
- arranging for DEWA or a chilled water provider to disconnect service without a court or RDC order;
- physically cutting power cables, water pipes or air-conditioning;
- changing the locks, blocking entrances, or otherwise preventing the tenant from using the property;
- removing the tenant’s belongings or placing them outside the premises.
Misuse of Personal Use, Sale or Demolition as Pretexts
Several common early-eviction scenarios are allowed when genuine, but are sometimes misused:
- Personal use by the landlord or a first-degree relative: The landlord must send a 12‑month notice via a notary public or registered mail, stating that the property is required for personal occupation. They must prove that they have no suitable alternative property for this purpose, even if they own other units.
- Eviction for sale: Again, a 12‑month notice via a notary public or registered mail is required, with a specified eviction date at least 12 months from the date of notification. The landlord must show that the sale is serious and that there is no suitable alternative property.
- Demolition or rebuild: Eviction is only permissible once the landlord has obtained all necessary licences from the competent authorities. A 12‑month notice must then be served, stating the reason and planned works.
Where a landlord uses these reasons but pushes the tenant to vacate immediately, refuses to provide evidence of licences or genuine sale plans, or does not send proper written notice, the tenant can challenge the attempt through the RDC as an unlawful eviction Dubai practice.
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Immediate Steps If You Face an Illegal Eviction Attempt
When a landlord’s actions suddenly threaten your occupation—whether through disconnection, threats of lockout, or attempts to remove belongings—you need a clear, calm plan. The priorities are safety, evidence, and prompt use of official complaint channels.
Prioritise Safety and Contact the Police If Needed
If an incident involves aggression, forced entry, or any immediate threat, the first step in what to do if a landlord tries to evict you in Dubai is to contact the police:
- Call the UAE emergency number 999 for urgent police assistance, as confirmed on the official u.ae portal.
- For non-emergency follow-up or enquiries, Dubai Police customer care can be reached on 8007777.
- For security and safety-related information or concerns, the Al Ameen service is available on 8004888 within the UAE or +9718004888 from abroad.
Police intervention can stop unlawful behaviour in progress and create an official record, which may be critical evidence in any later Rental Disputes Center case.
Record Evidence and Maintain Rent Payments
Once immediate safety is assured, focus on documenting the situation and maintaining compliance with your own obligations:
- Keep copies of all communications: notary notices, registered mail receipts, emails, SMS and messaging app exchanges.
- Take dated photos or videos of locked doors, disconnected meters, removed circuit breakers or any other evidence of interference. Utility bills or provider confirmations can help prove that the disconnection by DEWA in your case was not a routine billing issue but rather the result of direct, unlawful interference by the landlord.
- Retain your tenancy contract and any addenda, plus proof of rent payments (bank transfers, receipts).
The RDC emphasises that filing or facing an eviction case does not exempt the tenant from paying rent. If the landlord refuses to accept rent, you may use the Offer and Deposit rent mechanism: submit a motion at the RDC to deposit rent in its treasury, after which you are treated as having paid from the date the judge accepts the motion. Continuing to pay rent or deposit it correctly strengthens Dubai tenant rights against landlord arguments that you are in breach.
Using Petition Orders and Police Reports for Service Disconnection
Where services have been disconnected, or your use of the property has been disturbed contrary to Article 34:
- You can go to the police station with jurisdiction over the property to file a report. The police may intervene to stop unlawful conduct and create an official record.
- You may then file a Petition Order Rental Disputes Center request. This is a summary application asking an RDC judge to order the immediate restoration of basic services, such as electricity, water, or air conditioning.
The RDC may contact the landlord and issue directions for reconnection even before a full case is heard. Afterwards, you can submit a full lawsuit at the RDC claiming damages for losses caused by the disconnection or lockout, supported by police reports, technical reports, and any financial evidence, such as hotel bills or spoiled stock, for commercial tenants. EGSH can assist in preparing such Petition Orders and subsequent claims, coordinating with RDC channels on your behalf.
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Filing a Rental Dispute or Illegal Eviction Case With the RDC
If negotiations fail and the landlord continues to push for unlawful eviction or refuses to correct breaches, you may need to start formal proceedings. Knowing how to file an eviction case with the Rental Disputes Center in Dubai correctly helps avoid delays and procedural errors.
When to Go to the Rental Disputes Center
The RDC is the forum that hears:
- disputes about lease contracts, including Dubai Rental Disputes Center eviction cases, rent arrears, service disconnection and subletting issues, for properties under its jurisdiction in Dubai; and
- claims for damages resulting from breaches of the tenancy law, such as unlawful eviction attempts or Article 34 violations.
Dubai Land Department guidance confirms that such disputes are not processed through general DLD complaint lines but must be filed with the RDC. However, the RDC does not consider:
- disputes inside free zones that have their own special judicial bodies; or
- some financial leasing and long-term contracts covered by Law No. 7 of 2007.
If you are unsure about jurisdiction, you can use the Smart Judge service RDC provides on its website to obtain free preliminary information about your rights before initiating a case.
How to File a Case: Documents, Channels and Digital Services
To be ready for the RDC, gather the documents needed to file a rental dispute case in Dubai, as follows:
- a valid tenancy contract or Ejari record;
- the latest DEWA or relevant utility bill;
- a copy of the property title deed (often available via the landlord or DLD records);
- your passport, residence visa and Emirates ID;
- any notary or registered mail notices, emails or letters;
- police reports and evidence of service disconnection, lockout or harassment;
- photographs, videos or expert reports, if available.
Cases can be submitted through service trustee centres or online. In the digital system, you:
- create or access an account;
- choose the correct case type (e.g. Dubai illegal eviction complaint, claim for reconnection, rent dispute);
- enter contract and parties’ data;
- describe your requests and legal grounds;
- upload scanned documents;
- pay applicable fees electronically.
RDC guidance notes that any person with an active account can view cases filed by or against them, and case filers can contact support at 8004488 or via the published support emails, which effectively act as Rental Disputes Center Dubai contact points.
EGSH can help tenants and landlords prepare correctly structured claim statements, organise supporting evidence and upload documents through the RDC portal, reducing the risk of rejection for technical non-compliance.
What to Expect From Judgments, Execution and Appeals
Once a case is filed, it is typically heard by a First Instance committee. After hearing the parties and reviewing evidence, the committee issues a judgment, which may:
- confirm or reject eviction;
- order payment of rent arrears or compensation;
- direct restoration of services or access.
Judgments of First Instance committees may be appealed within 15 days from the date of judgment, subject to any applicable rules on appealability. If the judgment includes eviction, Article 35 requires that execution go through the Tribunal’s execution department. An execution officer prepares an eviction report, coordinates scheduling and supervises implementation, using smart e-services to handle payments and notifications.
Throughout the entire process, the RDC has confirmed that a landlord’s filing of an eviction claim does not waive the tenant’s duty to pay rent. Tenants also remain responsible for charges and taxes on use of the property to government authorities, and any taxes related to subletting, unless the tenancy contract states otherwise. EGSH can track execution steps and communicate with the execution department to ensure that time limits and obligations are met.
Preventing Disputes and Common Misconceptions About Eviction
Many eviction disputes arise not from deliberate bad faith, but from misunderstandings of rights and obligations. Following contract terms carefully and understanding key rules greatly reduces the risk of conflict.
Fulfilling Your Obligations to Avoid Lawful Eviction
DLD and the RDC repeatedly stress that tenants should avoid disputes by paying rent on time and respecting the tenancy contract. Under Article 24, a tenant may not sublet the property without the landlord's prior written consent. If a tenant proceeds with a sublet in Dubai without permission, eviction may be ordered against both the tenant and the subtenant.
In such cases, the subtenant retains a right to claim compensation from the original tenant, but that does not block eviction. Tenants should also be aware that they remain liable for government charges linked to the use of the leased premises and for any taxes or fees on subletting, unless the lease shifts these to the landlord. Ensuring that subletting arrangements, if any, are documented and approved is therefore crucial under Dubai commercial tenancy eviction rules as well as for residential leases.
Myths About Fees, Closure and Non-Payment
Several recurring misconceptions lead to unnecessary disputes:
- Lease renewal fees: DLD has confirmed that there is a clear prohibition on Dubai lease renewal fees. Landlords may not charge tenants a separate renewal fee, and landlords cannot evict tenants for non-payment of such fees in Dubai. The answer is negative: non-payment of such fees is not a lawful eviction ground.
- Non-payment procedures: For rent or other financial obligations included in the rent, the landlord must first send a payment notice via a notary public or registered mail, granting 30 days from delivery to pay. Only if you fail to pay within that period may the landlord file an eviction case. This requirement is central to landlord-tenant law eviction proceedings in Dubai, and skipping it can undermine the landlord’s claim.
- Commercial closures: For commercial premises, Article 25 allows eviction if the tenant closes a shop and does not operate for 30 consecutive days or 90 intermittent days within a year, without a valid reason, and if the contract does not state otherwise. In such cases, the landlord may request eviction, subject to proper notice. Tenants should therefore retain evidence of any valid reasons for closure, such as refurbishment or an authority-ordered shutdown.
By understanding these points, tenants can better assess how to complain about illegal eviction in Dubai and when a landlord’s action is instead a potentially lawful response to clear contractual breaches.
Protecting Your Rights and Seeking Tailored Advice
Dubai’s rental system provides a structured, rules-based approach to eviction. Dubai Law No. 26 of 2007, as amended by Law No. 33 of 2008, sets out precise grounds and procedures, and under Article 35, eviction can only be executed through the RDC’s judicial and execution mechanisms. Any attempt to bypass this—such as cutting off utilities, locking tenants out, or demanding immediate vacating without notice—may amount to unlawful conduct and, in some cases, a criminal offence under Article 34.
To protect yourself, keep your paperwork and payments in order, avoid unauthorised subletting, and address problems early with written communication. If a situation escalates, prioritise personal safety, use police and emergency numbers when necessary, and channel disputes through the RDC using its online systems and, where appropriate, the Smart Judge service for preliminary guidance. Through EGSH, tenants and landlords can obtain practical assistance in preparing applications, lodging cases and following up with the relevant authorities.
This article is based on official Dubai Land Department and UAE government publications and is intended as general information only. It does not constitute legal advice, and you should obtain independent legal counsel for complex or high-value disputes.
FAQ
Can a landlord evict a tenant without notice in Dubai under the current law?
A landlord cannot lawfully evict a tenant without following the notice procedures set out in Dubai Law 26 of 2007. For non-payment of rent, the landlord must send a written payment demand via notary public or registered mail, allowing 30 days to pay before filing a case. For reasons such as personal use, sale, or demolition, the law requires a 12‑month eviction notice served by a notary public or registered mail, clearly stating the reason and the eviction date. Any attempt to remove a tenant without these steps can be challenged at the RDC.
What is considered an illegal eviction in Dubai when it comes to services and access?
Illegal eviction behaviour includes cutting off water, electricity, air conditioning, or other essential services; locking the tenant out; changing locks; blocking entrances; or removing belongings without an RDC judgment and formal execution. Article 34 prohibits landlords from disturbing a tenant’s use of the property and from disconnecting basic services, and such acts are treated as crimes that may lead to imprisonment or a fine. Tenants facing such conduct can file police reports, seek a Petition Order at the RDC to restore services, and later claim damages.
Dubai landlord cut electricity, what are my rights if the rent is overdue?
Even if rent is overdue, the landlord is not permitted to disconnect basic services as a means of pressure or enforcement. You may go to the police station responsible for the area to report the incident and obtain an official report, then submit a Petition Order to the RDC asking for immediate restoration of electricity and other utilities. At the same time, you remain obliged to pay rent, and if the landlord refuses to receive it, you can use the RDC’s Offer and Deposit mechanism to pay into the court treasury.
How to file an eviction case with the Rental Disputes Center in Dubai if I need to challenge my landlord?
To challenge your landlord, you file a rental dispute case at the RDC by preparing your tenancy contract or Ejari, latest DEWA bill, title deed copy, identity documents, and any notices or police reports. You then register through a service trustee centre or the RDC’s online system, choose the appropriate case type, set out your requests and legal grounds, upload documents and pay the applicable fees. The RDC will schedule hearings, after which a First Instance committee issues a judgment that can usually be appealed within 15 days.
What to do if the landlord tries to evict you in Dubai before the contract ends?
If your landlord pressures you to vacate early, ask for their legal basis in writing and check whether it falls under one of the Article 25 grounds and meets the required notice period. Continue paying rent or deposit it with the RDC if the landlord refuses, and collect all communications and evidence of any threats or harassment. If discussions fail, you can file a complaint at the RDC seeking confirmation of your right to remain, and, where appropriate, compensation; EGSH can help prepare such applications and coordinate with the Tribunal.
Are Dubai commercial tenancy eviction rules different from residential ones?
Commercial tenancies are subject to the same basic law, but Article 25 adds specific grounds, such as prolonged closure of a commercial store. If a commercial tenant stops operating without a valid reason for 30 consecutive or 90 intermittent days in a year, and the contract does not provide otherwise, the landlord may request eviction after proper notice. Commercial tenants must also ensure compliance with licensing, regulatory, and tax obligations, and retain evidence of any valid reasons for a temporary closure to defend against eviction claims.
Is it legal for a landlord to disconnect DEWA service in Dubai to collect rent?
Disconnection of DEWA or other basic services by the landlord is not a lawful means of enforcing rent collection and may constitute a criminal offence. According to DLD and RDC guidance, landlords must follow the statutory procedure: send a 30‑day payment demand via notary public or registered mail, then file a non-payment eviction case with the RDC if arrears remain. Tenants affected by service disconnection can seek immediate police assistance, apply for a Petition Order and later pursue damages at the RDC.
How can EGSH help tenants in Dubai with their rights against landlords in eviction disputes?
EGSH is a licensed government services centre that assists clients with preparing and submitting rental dispute and eviction-related applications in Dubai. Its consultants help tenants and landlords collect the required supporting documents, structure claims in accordance with RDC requirements, file Petition Orders or full cases, and follow up with DLD and RDC systems until a decision is issued. This support streamlines the process but does not replace the need for independent legal advice in complex or contested matters.
Explained by
Muneer Juma Al Balushi
Real Estate Registration Trustee Consultant
Muneer Juma Al Balushi has six years of experience in the real estate registration system of the Dubai Land Department. He specialises in accurate, secure, and legally compliant property registration.
This article is intended to provide general information based on official UAE sources, and does not constitute personalised legal advice. Before acting, applicants should verify the current rules and fees directly with the relevant authority or an authorised service centre.
