What are the exact conditions for evicting a tenant in the UAE?

Question:

A year ago, I rented a villa from a real estate company. Four months before the end of the lease term, the company emailed me asking to vacate the villa upon the contract’s expiration. Do they have the legal right to do this based on the lease stating it is for one year?

Answer:

The real estate company cannot evict you simply because the lease states a one-year term. In Dubai, if a landlord wishes to evict a tenant at the end of the lease, they must adhere to specific legal requirements.

According to Article 25 of Law No. (33) of 2008, which amends Law No. (26) of 2007 regulating the landlord-tenant relationship in Dubai, a landlord can request eviction only under certain conditions:

1. Demolition or Reconstruction: The property owner intends to demolish the villa or undertake significant renovations that cannot occur while the tenant is in residence, with the necessary permits from relevant authorities.
2. Restoration or Maintenance: The property requires major repairs or maintenance that cannot be conducted with the tenant present. This must be supported by a technical report from Dubai Municipality.
3. Personal Use: The owner wishes to occupy the property for their own use or for a close relative, proving they do not have another suitable property for that purpose.
4. Sale of Property: The owner intends to sell the leased property.

In all cases, the landlord must provide a written notice to the tenant detailing the reasons for eviction at least 12 months prior to the intended date of eviction. This notice must be delivered through a Notary Public or Registered Post to be considered valid.

In summary, unless the landlord has a legitimate reason as outlined by law and has followed the proper notification procedures, they cannot legally require you to vacate the villa at the end of your lease.