If a tenant in Dubai is not paying rent, the landlord has the right to evict them, but it must be done legally and step by step. You cannot remove them yourself or lock them out. You need to:
- Send a 30-day legal notice to the tenant (written and official).
- Wait for 30 days to give them a chance to pay or fix the issue.
- File a case with the Dubai Rental Dispute Center (RDC) if they still don’t pay.
- Go through the court process, and if you win, the tenant will be legally evicted.
You’ll need all your documents ready, and you may need help from a lawyer. Now let’s break it down and explain everything in simple steps.
What Does Eviction Mean?
Eviction means asking someone to leave a property they are living in or renting. In Dubai, landlords can ask a tenant to leave if they do something wrong, like not paying rent, damaging the home, or breaking the rental agreement.
But you can’t just tell them to leave. You need to follow Dubai’s rental laws and go through legal steps.
Step 1: Check the Rental Agreement
First, look at your Ejari rental contract. This is the agreement signed by both the landlord and the tenant. It says:
- How much is the rent?
- When should the rent be paid?
- Rules about the property
Make sure the contract is legal and registered with Ejari (the Dubai Land Department system). If the tenant is not paying rent on time or at all, and you have proof, you can start the eviction process.
Step 2: Send a 30-Day Legal Notice
Now, you must give the tenant a 30-day written notice. This notice must clearly say:
- That they did not pay the rent
- How much do they owe
- They have 30 days to fix the issue or leave
This notice must be sent by a method that can be legally proven, like:
- Notary public
- Court notary
- Registered post
- Email with confirmation
📌 Important: You can’t just send a text or WhatsApp. It must be legal and official.
Step 3: Wait for 30 Days
After the tenant gets the notice, the 30-day clock starts. During this time, they can:
- Pay the full rent they owe
- Talk to you and solve the issue
- Do nothing and stay in the property
If the tenant does not pay or leave after 30 days, you now have the legal right to move to the next step.
Step 4: File a Case with the Rental Dispute Center (RDC)
Go to the Dubai Rental Dispute Center (RDC) to open a case. You must file an eviction complaint. The RDC is a part of the Dubai Land Department and handles all rental issues.
You will need to bring:
- A copy of the Ejari contract
- Proof of non-payment (bank statements, bounced cheques, rent receipt logs)
- Copy of the 30-day legal notice
- Your Emirates ID and property documents
- Any messages or emails from the tenant
There is a small filing fee, usually based on the rent amount.
Step 5: Attend the Court Hearing
The RDC will set a hearing date, usually in 1–2 weeks. Both the landlord and the tenant will be asked to:
- Show up
- Share their side of the story
- Show proof (documents, messages, payments)
If you have strong proof that rent was not paid and the tenant ignored the notice, the judge will likely rule in your favor.
Step 6: Get the Eviction Order
If you win, the court will give an official eviction order. This means the tenant must leave the property by a certain date. If they still refuse to go, the court can ask the police to remove them legally.
You must not try to force them out yourself. Let the Dubai court and police handle it. This keeps things safe and legal.
What If the Tenant Damaged the Property?
You can include this in your court case, too. If the tenant:
- Damaged furniture or appliances
- Broke walls, doors, or windows
- Left the place in a bad condition
You can ask the court to deduct money from the security deposit or even ask for more compensation.
What You Should NOT Do as a Landlord
Even if the tenant is wrong, you must not:
- Lock them out
- Remove their things
- Cut off electricity or water
- Threaten or shout at them
These actions are illegal in Dubai and can get you in trouble. Always go through the proper legal steps.
When Should You Hire a Lawyer?
Handling an eviction can be stressful and confusing. A lawyer can:
- Help you write the 30-day notice
- Collect and prepare the right documents
- File the case at the RDC
- Represent you in court
- Speed up the process
If you’re not sure what to do or want to make sure everything is done correctly, it’s smart to get help from experts who offer legal services in Dubai like Juris Prime Legal.
What if the Tenant Leaves Without Paying?
If the tenant runs away and doesn’t pay what they owe:
- You can still file a case
- The court can order them to pay the unpaid rent
- If they return to Dubai later, they may be stopped at the airport or face legal action
You can also blacklist them through official rental channels.
Can You Rent the Property Again During the Case?
In most cases, no, not until the eviction is final. Wait for the court’s decision before giving the home to a new tenant. This avoids double problems.
Useful Tips for Landlords
- Always use Ejari contracts
- Take post-dated cheques (if possible)
- Keep rent records
- Inspect the property regularly
- Communicate politely with your tenants
- Follow all steps legally
Being a landlord in Dubai comes with rules. But if you follow them, the law will protect you.
Final Thoughts
Evicting a tenant in Dubai who does not pay rent is possible, but it must be done legally and calmly. Never try to take matters into your own hands. Follow the rules:
- Send a proper notice
- File a case at the Rental Dispute Center
- Let the court handle it
At the end of the day, Dubai’s law is fair and strong. If you do the right thing, the system will support you.