Does an eviction notice have to be notarised in Dubai?

No. Article 25 of Law No. (26) of 2007 allows an eviction notice to be served through a notary public or by registered mail. A notarised notice is proved by the notification officer's report and registered mail by the acknowledgement of receipt; the RDC accepts either.

How many months' notice does a landlord need to give to evict a tenant in Dubai?

To evict a tenant when the contract expires, the landlord gives at least 12 months' notice before the eviction date on one of four grounds: sale, own use or use by a first-degree relative, demolition or new construction, and restoration or comprehensive maintenance. During the contract, a notice for unpaid rent or a breach gives the tenant 30 days from service to pay or comply.

What are the valid grounds for eviction in Dubai?

During the contract, the grounds are unpaid rent, breach of the law or the contract, unapproved subletting, illegal use, business premises left unoccupied, dangerous changes or damage, use for another purpose, a building likely to collapse and government-ordered demolition. When the contract expires, the grounds are demolition or new construction, restoration or comprehensive maintenance, use by the owner or a first-degree relative, and sale.

How long does it take to evict a tenant in Dubai?

The process starts with the notice period of 12 months or 30 days from service. The RDC then seeks a settlement within 15 days of the parties' appearance, and a first-instance tribunal decides within 30 days of referral, with both periods extendable. Appeal and execution add further stages, so the total time depends on the case.

Can a tenant be evicted immediately in Dubai?

No. Eviction requires a ground under Article 25, a notice served through a notary public or by registered mail, and a judgment of the RDC executed by its Judgment Enforcement Directorate. The landlord may not disconnect services, change the locks or otherwise disturb the tenant's use of the property.

How do I evict a tenant in Dubai?

Identify the ground under Article 25 and serve the corresponding notice through a notary public or by registered mail. Once the notice period ends without payment, compliance or departure, file an eviction claim with the RDC, attaching the Ejari contract and proof of service. A final eviction judgment is then enforced through the RDC.

What is a legal notice in the UAE?

A legal notice is a written demand or warning attested by a notary public and formally served on the recipient. It requires the recipient to perform an act, such as paying a debt, or to refrain from one, and records the date of the demand for any later claim.

How do I send a legal notice in Dubai?

The notice is drafted with the parties, the demand and the deadline, in Arabic or as a bilingual Arabic and English document. It is attested by a notary at the Dubai Courts or a private notary and then served on the recipient, and the service report is kept as proof.

Can I send a legal notice for a bounced cheque?

Yes. A legal notice can demand payment of a dishonoured cheque and set a deadline before further action. For rent cheques, the RDC enforces the dishonoured cheque directly on the basis of the cheque and the bank return memo.

How much does a notarised eviction notice cost in Dubai?

The Dubai Courts government fee for attesting a notice is AED 200, plus AED 100 for the electronic entry of each party's data. Attestation of a translator's signature adds AED 25 per page of the original. Private notaries charge fees set by a resolution of the Director of the Dubai Courts.

Notarised Eviction Notice in Dubai for Landlords

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How an Eviction Notice Works in Dubai

Twelve Months or Thirty Days, Then the RDC

An eviction notice in Dubai is the landlord's written notification that starts the eviction procedure under Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, as amended by Law No. (33) of 2008. It must rest on one of the grounds listed in Article 25 and is served through a notary public or by registered mail. To recover the property when the contract ends, the landlord notifies the tenant of the reason at least 12 months before the eviction date. During the contract, unpaid rent or a breach is addressed by a notice giving the tenant 30 days from service to pay or comply.

The notice does not end the tenancy by itself. If the tenant remains after the notice period or the rent stays unpaid, the landlord files an eviction claim with the Rental Disputes Settlement Centre (RDC) at the Dubai Land Department (DLD). The claim is supported by the notarised notice with the notification officer's report, or by a registered letter with its acknowledgement of receipt.

At EGSH, the notice is prepared in Arabic and English from your tenancy contract and attested through the EGSH Notary Department in one visit, without queues. Legal notices for unpaid cheques, debts and contract breaches follow the same procedure.

Notarised Eviction Notice and Legal Notice in Dubai

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Visit the EGSH centre without queues, bringing your tenancy contract and details of why you need the property back or how much rent the tenant owes.

Legal Ground and Notice Period

Your reason is matched to the corresponding ground under Article 25 and to the notice that ground requires: at least 12 months before eviction, or 30 days to pay or comply.

Notice Drafted in Arabic and English

The notice is drafted in Arabic and English with the parties and the property exactly as they appear in the Ejari tenancy contract, together with the ground and the deadline.

Your Notarised Eviction Notice

The notice is attested by the notary and served on the tenant, and you receive the notarised notice with the notification officer’s report required for an eviction claim.

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You can stop by EGSH during working hours without an appointment or book your visit at a time that suits you best.

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Landlord’s Identity and Authority

The owner’s Emirates ID or passport or, for a company, the trade licence and proof of the signatory’s authority, with a valid power of attorney where a representative signs.

Tenancy Contract and Title Deed

The current tenancy contract registered in Ejari and the title deed, so that the notice names the correct property, parties and contract dates.

Tenant’s Details

The tenant’s full name as stated in the tenancy contract, together with the unit number and the address for service.

Proof of the Ground

For unpaid rent, the amounts due and any returned cheques with the bank return memo; for renovation, demolition or rebuilding, the technical report of the Dubai Municipality or the building permits.

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Two Kinds of Eviction Notice in Dubai: 12 Months or 30 Days

Article 25 of Law No. (26) of 2007, as amended by Law No. (33) of 2008, separates eviction during the term of the tenancy contract from eviction when the contract expires. Each list is closed: a landlord can seek eviction only on a ground it contains, and the notice must name that ground. Under Article 7 of the Dubai rental law, neither party can end a valid tenancy contract alone during its term, except by mutual consent or in accordance with the law.

During the contract, unpaid rent and breaches of the law or the contract lead to eviction only after a notice giving the tenant 30 days to pay or comply. The other grounds of Article 25(1) carry no period to remedy: subletting without the landlord's written approval, illegal use, business premises left unoccupied, dangerous changes or wilful damage, use for another purpose, a building likely to collapse, and a government decision to demolish and rebuild.

When the contract expires, eviction is possible only on the four grounds of Article 25(2), with notice of the reason given at least 12 months before the eviction date. For both lists, the law requires service through a notary public or by registered mail. The general definition of notice in the law also covers hand delivery and approved electronic means, but these do not satisfy Article 25, so an eviction letter sent by email, SMS or WhatsApp, or a notice left at the door, does not meet the requirement.

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12-Month Notice to Vacate: Sale, Own Use, Demolition or Renovation

A 12-month notice to vacate relies on one of four grounds under Article 25(2). Demolition and reconstruction, or new structures that prevent the tenant from using the property, require the permits of the competent authorities. Restoration or comprehensive maintenance that cannot be carried out while the tenant occupies the property requires a technical report issued or certified by the Dubai Municipality. Repossession for the owner's own use or for a first-degree relative requires the owner to prove that he owns no other suitable property, and sale requires only the owner's intention to sell.

The eviction date falls on or after the expiry of the contract. A sale completed during the contract does not end the lease: the buyer becomes the landlord under it, and a tenant under a fixed-term contract remains in occupation until the contract ends and a valid notice takes effect.

The grounds carry continuing obligations. Where the RDC awards possession for the owner's own use, the property cannot be let to a third party for two years if it is residential, or three years if it is non-residential, from the date of repossession; otherwise the former tenant may claim compensation. After demolition and reconstruction, or after renovation, the former tenant has a right of first refusal to return, which must be exercised within 30 days of the landlord's notification.

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Notice During the Contract: Unpaid Rent and Other Breaches

For unpaid rent, the notice requests payment of the amount due, and the tenant has 30 days from the date of service to pay, unless the parties agreed otherwise. If the rent remains unpaid, the landlord files an eviction claim with the RDC. The same debt can also be pursued by a writ of payment at the RDC, which requires a payment notice served through a notary public or by registered mail and is filed if the debt remains unpaid five days after notification. Dishonoured rent cheques are enforced directly at the RDC on the basis of the cheque and the bank return memo.

For a breach of the law or the contract, the notice identifies the obligation and requests compliance within 30 days of service. For the remaining grounds of Article 25(1), the notice states the ground, and the landlord proceeds to the RDC without a period to remedy. The tenant remains liable for rent for the whole period of the case, until the judgment is issued and executed.

Article 34 prohibits the landlord from disconnecting services or disturbing the tenant's use of the property in any manner. Changing the locks or cutting utilities amounts to illegal eviction in Dubai, and the tenant may report it to the police station with jurisdiction over the property and claim damages before the RDC.

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What an Eviction Notice in Dubai Must Contain

The notice identifies the landlord and the tenant by the names in the Ejari contract and describes the property by its unit number, building and area. It states the contract dates, the ground and the paragraph of Article 25 it relies on, and the deadline that applies. A 12-month notice gives the reason and the eviction date. A notice for unpaid rent states the amount, the period it covers and the 30-day deadline from service. The owner, or a representative under a property management power of attorney, signs it before the notary.

Notarial instruments in Dubai are written in Arabic. A notice may also be prepared as one bilingual Arabic and English document signed on every page, or in a foreign language with an Arabic translation by a certified legal translator attached. The RDC accepts documents only in Arabic or with a legal translation into Arabic, so the bilingual text serves both the notary and the claim.

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Which Eviction Notice Do You Need

Your situation	Ground	Notice	Period or condition
The tenant has not paid the rent	Article 25(1)(a)	Notice requesting payment	30 days from service, unless otherwise agreed
The tenant breaches the law or the contract	Article 25(1)(h)	Notice requesting compliance	30 days from service
Subletting without written approval, illegal use, dangerous changes or wilful damage, use for another purpose	Article 25(1)(b), (c), (e), (f)	Notice stating the ground	No period to remedy
Business premises left unoccupied without a valid reason	Article 25(1)(d)	Notice stating the ground	30 consecutive or 90 non-consecutive days in a year, unless otherwise agreed
The property is likely to collapse	Article 25(1)(g)	Notice stating the ground	Technical report issued or certified by the Dubai Municipality
The government requires demolition and reconstruction	Article 25(1)(i)	Notice stating the ground	Decision of the competent government entity
The owner wishes to sell	Article 25(2)(d)	At least 12 months before eviction	Eviction on or after contract expiry
Use by the owner or a first-degree relative	Article 25(2)(c)	At least 12 months before eviction	The owner has no other suitable property
Demolition, reconstruction or new structures	Article 25(2)(a)	At least 12 months before eviction	Permits from the competent entities
Restoration or comprehensive maintenance	Article 25(2)(b)	At least 12 months before eviction	Technical report issued or certified by the Dubai Municipality

Notarising the Eviction Notice: Dubai Courts or a Private Notary

The law allows an eviction notice to be served through a notary public or by registered mail, and both methods are equally valid. A notarised eviction notice has the evidentiary value of an official document under Law No. (4) of 2013, and its validity can be challenged only by a claim of forgery.

Under Law No. (4) of 2013 Concerning Notaries Public in the Emirate of Dubai, notices are attested by government notaries of the Dubai Courts and by private notaries whom the Dubai Courts register on the Roll and who practise through authorised firms. Before attestation, the notary verifies the identity, capacity and consent of the landlord or the representative, and declines a notice that conflicts with the legislation in force. A landlord who holds a passport without an Emirates ID appears before the notary in person. Notices prepared at EGSH are attested through the EGSH Notary Department.

The Dubai Courts government fee for attesting a legal warning or notice is AED 200 under Executive Council Resolution No. (72) of 2025, with AED 100 for the electronic entry of each party's data. Attestation of a translator's signature costs AED 25 per page of the original. Private notaries collect fees set by a resolution of the Director of the Dubai Courts.

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Serving the Notice and Keeping Proof for the RDC

For an eviction claim, the RDC requires a copy of the notarised notice with the report of the notification officer who served it, or the registered mail with the acknowledgement of receipt.

The date of service starts the 30-day periods of Article 25 and the 12 months before eviction, so the notarised notice, the service report or postal receipt, and the tenancy contract form the core of the RDC file.

All documents are uploaded to the RDC system electronically, and hard copies are not accepted.

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Other Legal Notices: Unpaid Cheques, Debts and Legal Warnings

The Dubai Courts notary attests a legal warning or notice that requires the recipient to perform a specific act or refrain from it, or informs an agent that a power of attorney has been cancelled. The notifying party must be at least 21 lunar years old for a civil matter and at least 18 for a commercial matter. A legal notice for non-payment of an invoice or loan and a demand to perform a contract are attested through this service.

A legal notice is drafted in the same format as an eviction notice: it names the parties, states the basis of the demand, the amount or act required and the deadline, and sets out the action that follows if the deadline passes. In a tenancy, a notice of intent to amend the contract terms at renewal is served at least 90 days before the contract expires, unless the parties agreed otherwise.

A legal notice for cheque dishonour records the demand for payment and the deadline before the creditor takes further action.

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After the Notice: Rental Disputes Centre and Timeline

The Rental Disputes Settlement Centre (RDC) at the Dubai Land Department (DLD) has exclusive jurisdiction over rental disputes in Dubai under Decree No. (26) of 2013. If the tenant stays after the notice period or does not pay, the landlord's eviction claim is registered with the RDC together with the tenancy contract registered in Ejari, the Emirates ID or trade licence, a bank letter showing the IBAN, and the notice with its proof of service. The fee is 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, and half is refunded if an amicable settlement is reached.

The dispute first goes to the Mediation and Conciliation Directorate, which seeks a settlement within 15 days of the parties' appearance. A tribunal of the First Instance Division decides the claim within 30 days of referral, and both periods can be extended. An eviction judgment can be appealed within 15 days from the day after the hearing in which it was issued, whatever the value of the claim.

Final judgments are enforced by the RDC's Judgment Enforcement Directorate. Executing an eviction judgment costs 1% of the annual rent, up to AED 5,000. The total time therefore comprises the 12-month or 30-day notice period followed by the RDC stages, whose length depends on the case.

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Explained by

Abdelmohsen Alyahri

Support Services

Abdelmohsen Alyahri is a support services professional with 3 years of experience in UAE government transactions. He assists with procedures across MOFA, the Ministry of Economy, Dubai Municipality, and RTA, ensuring accurate document handling, compliance, and timely processing.

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They are really very amazing very kind I was having problem with my residency and my license miss Zara and miss Amna they really help me from start to end and they are really very kind and professional highly recommend if any wants to setup there business go with egsh and thanks miss Zara 🙏 you are really very amazing person

I had a pleasure being assistanced by Ms. Natalia today and her support throughout the process. Everything was smooth, super professional, efficient and high level service was exceptional. Highly recommended for anyone looking for reliable and smooth government-related services.

I had such a great experience with EGSH (Emirates Government Services Hub)! Everything went super smoothly, and the team was really helpful. A big shout‑out to Ms. Zara Moshiri—she was kind and supportive the whole way through. Truly appreciate it!

Super quick and efficient service. Maria was available via WhatsApp and responded very quickly to all messages.

I got a delightful service from them to upgrade my visa category half of the expected timeline. Compared with my previous place, this the best and I would like to recommend any of visa service for all of you. * reasonable fair (I was asked twice my previous what I paid). * fast service and delivering before timeline. * Authentic service. Thank you so much Maria for your dedicated service.!

An exceptional service from Zara at EGSH. She guided us perfectly through the process and managed to get us even more than we had anticipated. A world class service center with exceptional staff. Would recommend them to anyone who wants to get sorted for government services

Hello, My Name is Kelvin it was my first time to hear EGSH Emirates Govt from my sponsor. I was assisted By Mrs Maria Claudia Garcia the experience was amazing from the beginning to the End she has been supporting and guiding me through all the process. I am grateful to her and the entire team for the help. I trust and believe EGSH is a place to recommend to family members and friends.

A very hassle free experience from EGSH. Special mention of Ms.Zara who was most helpfull. Her quick response to queries and swift action are much appeciated.

We had the pleasure of being assisted by the lovely Ms Maria and Ms Randa. They were clear concise and super professional throughout our whole process of renewing our Ejari and business licence. Maria provided continued support while we were waiting for our business Ejari to come through and made it a simple seamless process.

EGSH in art of living is the best Hub center for every thing that you want in dubai Specially Ms.ZARA MOSHIRI is the advisor and assistance and she is beside you in every step Thank you Ms.ZARA MOSHIRI and EGSH

I recently visited this institution had an exceptional experience! Ms. Maria Claudia took the time to understand my needs and preferences. I really appreciate her support and services.

Good morning, I needed to apply for the Golden Visa and went to this EGSH Emirates office. I was very impressed by their facilities and the peaceful atmosphere. We were fortunate to be assisted by María Claudia García, who provided exceptional service. She advised and helped us every step of the way, guiding us through the entire process until we obtained the Golden Visa.

I would like to express my appreciation to Ray from EGSH for his outstanding assistance in handling the transfer of our property at Rove Hotel. He was very helpful, accommodating, and patient throughout the entire process, from addressing transaction concerns and verifying documents to the actual property transfer and ensuring the new owner received the title deed…

I worked with Amir and Zara, they took care of everything, I only had to send the mandatory information. In a very short time, everything was completed. I was amazed, considering how difficult it had seemed before. Not to mention, the fees were the same or even lower than those of the other companies I mentioned.

Zara assisted me with my Ejari registration, and she was absolutely amazing. She demonstrated exceptional professionalism, efficiency, and delivered everything promptly. Truly a pleasure to work with!

THE BEST!!! Zara you are as always star

Thanks to EGSH and to Zara for Excellent service — professional, attentive, and truly pleasant experience. Highly recommended!

Had an amazing service for the transfer of property there, specially Rachel Rahmat she was very helpfull throughout the process, looking forward to work more.

Visited for the first time for a property transfer and had an amazing experience with Jessieca! She was professional, helpful, and made the entire process smooth and stress-free. Highly recommended for all government services excellent customer service!

Personally, I find this the best centre in Dubai. They always go the extra mile. Especially Maria Garcia has help out so much in such an efficient way! Thank you!

Went there for ejari cancellation. Excellent place. Staff was so cooperative. Ms Maria and Ms Fatima assist me and it was a fast process.

This is probably the best government service hub in Dubai. You come in, asked to be seated, and the staff will come to you instead of standing on the reception and on queue. They will offer you tea and water are available at each table. Really embodies the Emirati hospitality and what seamstresses Dubai is known for.

I was here the morning of this post. The concierge like service with a contact person arranging for you all the difeerent interactions is making the interactuon as smooth as possible. A truly delightful experience and a true commitment to service excellence, thank you for the great experience and for the initiative to present government interactions in this way!

Outstanding service — fast, friendly, and highly professional. Thank you very much!

I’ve been here for the first time and I can say that this organization definitely worth to come here and make all proceeds with their help! We were changing the owner and such difficult process was really easy for us with your help and most of the time it was done online. So I’m very grateful to Mrs Zara and her support during all the process❤️

I had an excellent experience with Natalia Baiamonte from EGSH while getting Ejari certificate. From the very beginning, she was professional, attentive, and extremely helpful. Natalia guided me through the process clearly, answered all my questions with patience, and made task feel simple and stress-free. Highly recommend Natalia for her outstanding customer service and dedication!

I had a really good experience with EGSH (Emirates Government Services Hub). Everything went smoothly and the team was super helpful. Special thanks to Zara and Amal. they were so supportive and kind throughout the process. Really appreciate it!

We had great experience with Amal She is so helpful and awesome She stayed with us over her duty today just to finish her work Thanks Amal

I had a great experience with this office. They handle everything related to company setup, residency, Golden Visa, DLD, and more. The office is very clean, modern, and welcoming, and the staff are extremely professional and polite. A special thank to Ms. Zara for her kindness and guidance throughout the process so smoothly and professionally, and to Ms. Amal for managing the administrative registration.

Zara is the best always attentive to every requests and helping with a solving problems without delay thank you Zara❤️🌸 …

Absolutely stunning office, i am awestruck. No one can beat Dubai for the kind of hospitality you get in a government office… Its mind-blowing 😍 i wish i could give a 10 star rating (double) on 5 🤩

I had a great experience with EGHS. I was assisted by Sarah Almeida and she delivered an amazing service. Very attentive, promptly responded my messages and guided me throughout the process. It was all very smooth and done very quickly. I highly recommend and I’ll definitely use their services again.

I received really attentive and fast service from Sarah, got all the documents even earlier than promised. Thank you! 😁

One of the best people to work with. These guys are really smart and professional. Thanks to Ms Zara

Zara helped me with my services and the process was very easy and she was very helpful

Visit Our Centre

Address

Art of Living Mall, 1st Floor, Al Barsha 2, Dubai, UAE

Phone

+971 4 612 1810

info@egsh.ae

Working Hours

Official Sources

Dubai Legislation Portal, Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai
Dubai Legislation Portal, Law No. (33) of 2008 Amending Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai
Dubai Legislation Portal, Law No. (4) of 2013 Concerning Notaries Public in the Emirate of Dubai
Dubai Legislation Portal, Executive Council Resolution No. (72) of 2025 Amending Executive Council Resolution No. (4) of 2014 Approving the Fees and Fines Related to Notaries Public in the Emirate of Dubai
Dubai Legislation Portal, Decree No. (26) of 2013 Concerning the Rent Disputes Settlement Centre in the Emirate of Dubai
Dubai Courts, Legal Notices
Rental Disputes Center, Register First Instance Lawsuit (Rental)
Rental Disputes Center, Dispute Lawsuit (for Amicable Settlement)
Rental Disputes Center, Register a Writ of Payment
Rental Disputes Center, File an Execution – Cheques
Rental Disputes Center, Register an Execution Proceeding – Rental

Disclaimer

Updated October 2026: eviction grounds and notice rules checked against Article 25 of Law No. (26) of 2007 as amended by Law No. (33) of 2008, notarial rules against Law No. (4) of 2013, notary fees against Executive Council Resolution No. (72) of 2025, the RDC stages against Decree No. (26) of 2013, and filing requirements and fees against the Rental Disputes Center service pages.

This page provides general procedural information about eviction notices and legal notices in Dubai and is not legal advice on a particular dispute. Notices are attested by a notary public, and whether a tenant is evicted is decided by the Rental Disputes Settlement Centre. Fees and procedures are set by the Dubai Courts and the Rental Disputes Settlement Centre and may change.

Notarised Eviction Notice and Legal Notice