Tenant-Side · Notice Received · Evidence First

Received an eviction notice in Dubai? Start here.

Keep the notice exactly as received, including its delivery record. Record the reason given, the date received, the requested leaving date and your tenancy dates. Different grounds and stages have different rules, so do not assume every notice has the same period or that an enquiry pauses a deadline.

Planning to leave by your own choice? Read Ending your tenancy contract early in Dubai.

Do not discard the envelope, courier record, notary document or message thread. How and when the notice was received may be as important as the text.

Capture the notice exactly

Keep:

• every page of the notice;
• Arabic and English versions;
• notary or service reference;
• registered-post receipt, courier label or delivery tracking;
• envelope and delivery date;
• email headers or full message thread if sent electronically;
• property and party details stated in the notice; and
• any reply already sent.

Do not annotate the original or rely on a cropped screenshot. Create a working copy and preserve the original separately.

Build the tenancy record

• signed tenancy contract and addenda;
• current and previous Ejari certificates;
• rent schedule, receipts, transfers and cheque evidence;
• renewal offers and rent-increase notices;
• deposit record;
• maintenance, access or inspection correspondence;
• proof of the tenant’s current contact details; and
• any agreement changing the expiry, renewal or use of the property.

Identify the notice type without deciding validity

Record the exact action requested: payment, compliance, access, non-renewal, termination, vacating, possession or another step. Record the reason stated and the date by which the notice says action is required.

Different landlord requests can involve different contractual and statutory rules. A 12-month notice discussion is not a universal answer to every rent, breach, expiry or possession situation. Do not treat a social-media checklist as a ruling on the specific notice.

Article 25 distinguishes grounds during a lease from specified grounds for eviction on expiry. The 12-month notice rule in Article 25(2) is not a rule for every notice. Source: Law No. 33 of 2008 amending the tenancy law.

Check the factual points

• Are the landlord and tenant names correct?
• Is the property identified correctly?
• Which contract and Ejari period is relevant?
• When and how was the notice delivered?
• What ground or event is stated?
• What rent or other amount is said to be outstanding?
• Is there evidence contradicting a factual allegation?
• Has an RDC case or official reference already been opened?

If a hearing, filing or response date exists, obtain prompt licensed advice. A Dispute.ae form does not extend it.

Tenant communication before proceedings

Where appropriate and accepted, Dispute.ae can organise a factual response record and coordinate a client-approved communication addressing verifiable points: payment made, access offered, document missing, date incorrect or information requested. It does not declare the notice invalid, threaten proceedings or draft a legal response.

RDC and legal routes

The RDC is the official Dubai forum for landlord-tenant disputes within its jurisdiction. Its current first-instance service page lists the latest Ejari, identity, claimant IBAN and supporting evidence, and requires documents to be in Arabic or legally translated.

Whether the notice supports a claim, defence, renewal position or possession route is a legal question. A tenant should obtain advice from an appropriately licensed UAE lawyer or legal consultant where the result matters.

Frequently asked questions

Does every Dubai eviction require 12 months’ notice?

No single notice period should be applied to every situation without identifying the ground, contract, service and applicable law.

Should I stop paying rent after receiving a notice?

Do not change payment conduct based on this guide. Obtain case-specific advice.

Can a WhatsApp message evict a tenant?

The legal effect of a message depends on the applicable requirements and facts. Preserve it, but do not assume it is either sufficient or irrelevant.

Can Dispute.ae reply for me?

It may coordinate an approved factual communication within the tenant service. It does not draft legal notices or pleadings.

Does this guide help landlords prepare eviction notices?