Is it Legal for a Dubai Landlord to Ask a Tenant to Leave a Villa for Maintenance Work?

Table of Contents

Key Takeaways

Non-Payment of Rent: Landlords can evict tenants if rent is not paid within 30 days after a formal notice.
Unauthorized Subletting: Eviction is possible if the tenant sublets the property without the landlord’s written consent.
Illegal Use or Damage: Tenants using the property for illegal activities, causing substantial damage, or making unsafe changes can be evicted.
Non-Occupancy of Commercial Property: Landlords can evict if commercial property is left unoccupied without a valid reason for specified durations.
Urban Development and Personal Use: Eviction is allowed for property condemnation, urban development requirements, landlord’s personal use, or property sale, with a 12-month advance notice.

Understanding the Legal Context

In Dubai, the relationship between landlords and tenants is governed by the Dubai Rental Law, which sets clear guidelines on the rights and obligations of both parties. A common concern among tenants is whether a landlord can legally ask them to vacate a property for maintenance work. This article explores the legal provisions related to this issue and provides clarity based on the latest regulations and expert opinions.

Legal Grounds for Eviction

According to Article 25 of Law No. 33 of 2008, amending Law No. 26 of 2007, a landlord can seek eviction of a tenant under specific circumstances. One of these circumstances includes the necessity of conducting restoration or comprehensive maintenance that cannot be carried out while the tenant is residing in the property. This must be substantiated with a technical report issued by or attested by Dubai Municipality​

Dubai’s rental laws are designed to protect the interests of both landlords and tenants, ensuring a balanced and fair rental market. The legal grounds for eviction are clearly outlined in Law No. 33 of 2008, amending Law No. 26 of 2007, and are enforced by the Dubai Land Department (DLD). Here are the detailed legal grounds under which a landlord can evict a tenant:

1. Non-Payment of Rent

A landlord can seek eviction if the tenant fails to pay rent within 30 days after receiving a notice from the landlord, unless both parties have agreed otherwise. This notice must be served through a notary public or registered mail.

2. Unauthorized Subletting

If the tenant sublets the property or any part thereof without obtaining written approval from the landlord, both the tenant and sub-tenant may be evicted. However, the sub-tenant retains the right to claim compensation from the tenant.

3. Illegal Use of Property

Eviction can occur if the tenant uses the property for illegal activities or purposes that breach public order or morals. This is a stringent measure to ensure properties are not used in ways that can harm the community.

4. Property Damage

The tenant can be evicted if they cause substantial damage to the property or make changes that render it unsafe. This includes failure to exercise due diligence or allowing others to cause damage.

5. Non-Occupancy of Commercial Property

For commercial properties, eviction can be sought if the tenant leaves the property unoccupied for 30 consecutive days or 90 non-consecutive days within a year without a valid reason, unless otherwise agreed.

6. Violations of Use

Using the property for purposes other than those specified in the tenancy contract or violating planning, construction, and land use regulations can be grounds for eviction.

7. Property Condemnation

If the property is condemned, the landlord must provide a technical report from Dubai Municipality or an attested equivalent to validate this claim.

8. Breach of Obligations

The tenant can be evicted for failing to comply with any obligation imposed by the law or the terms of the tenancy contract within 30 days of receiving a notice to perform such obligation.

9. Urban Development Requirements

Eviction can be mandated by competent government entities if demolition or reconstruction of the property is required for urban development purposes.

10. Personal Use by Landlord

The landlord can evict the tenant upon expiry of the tenancy contract if the landlord or their first-degree relatives intend to use the property for personal purposes. The landlord must prove they do not own another property suitable for this purpose and must notify the tenant 12 months in advance through a notary public or registered mail.

11. Sale of the Property

The landlord can request eviction if they intend to sell the property. As with personal use, a 12-month notice period must be provided.

Requirements for Maintenance Eviction

For a landlord to legally request a tenant to vacate for maintenance, several conditions must be met:

  1. Technical Justification: There must be a technical necessity for the maintenance that makes it impractical for the tenant to remain in the property. This requires a technical report to verify the condition of the property​ (GulfNews)​.
  2. Advance Notice: The landlord must provide the tenant with a 12-month notice period before eviction. This notice must be served through a notary public or registered mail​ (GulfNews)​​ (GulfNews)​.
  3. Permits and Documentation: The landlord must obtain all necessary permits and approvals from relevant authorities to carry out the proposed maintenance work​ (GulfNews)​.

Tenant’s Rights and Recourse

If a tenant is asked to vacate the property for maintenance, they have certain rights and avenues for recourse:

  • Dispute Resolution: If the tenant believes the eviction request is unjustified, they can file a complaint with the Rental Dispute Settlement Centre (RDSC). The RDSC will review the case and make a ruling based on the evidence provided​ (GulfNews)
  • Compensation for Improvements: If the tenant has made improvements to the property, they may be entitled to compensation for these enhancements upon vacating, provided these were agreed upon with the landlord​ (GulfNews)​.

Maintenance Obligations of the Landlord

Under Dubai law, landlords are responsible for maintaining the property in a condition suitable for use. This includes performing necessary repairs and ensuring that the property complies with health and safety standards. If a landlord fails to perform these duties, tenants have the right to request maintenance or compensation for any repairs they undertake themselves​

Practical Advice for Tenants

  • Documentation: Keep all communication and notices from the landlord documented. Ensure that any agreement or notice regarding maintenance and eviction is in writing.
  • Legal Consultation: Seek legal advice if you are unsure about your rights or if you receive an eviction notice. Legal experts can provide guidance based on the specifics of your situation and help you navigate the dispute resolution process if needed.
  • Rental Dispute Settlement Centre: Familiarize yourself with the procedures of the RDSC, as it is the primary body for resolving landlord-tenant disputes in Dubai.


While it is legal for a Dubai landlord to ask a tenant to leave a villa for essential maintenance work, this process is governed by stringent regulations designed to protect tenant rights. Both landlords and tenants should be aware of their legal obligations and the proper procedures to ensure fair and lawful conduct in such situations. By understanding these provisions, tenants can better navigate potential eviction scenarios and safeguard their interests.

Additional Resources

For more detailed information on these regulations and related procedures, tenants and landlords can refer to the following resources:

These resources provide comprehensive guidelines and services related to rental laws, dispute resolution, and property regulations in Dubai.

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