Can a Dubai landlord refuse to renew my tenancy contract?
My tenancy contract in Dubai is coming up for renewal in 3 months. My landlord has now told me he does not want to renew and wants me to leave. Can he legally do this and what are my rights?
1 Answer
3 Jul 2026
Your Rights at Dubai Tenancy Renewal
Under Dubai tenancy law, a landlord can refuse to renew a tenancy contract in specific limited circumstances, but cannot simply ask a tenant to leave because they prefer not to renew without a valid legal reason. The landlord must provide 12 months notice in writing before the lease expiry date if they intend to terminate the tenancy. Notice given with less than 12 months before the lease expires is generally not valid under Dubai law.
Valid Reasons a Dubai Landlord Can Refuse Renewal
Valid grounds for non-renewal under UAE Tenancy Law include: the landlord intending to demolish and rebuild the property, the landlord requiring the property for personal use or use by a first-degree relative, or the property requiring major renovation works that cannot be carried out while occupied. Even in these cases, the landlord must demonstrate genuine intent and provide the required 12-month notice through a notary public or registered mail.
What to Do If Your Landlord Refuses to Renew
If proper 12-month notice has not been given, or if the stated reason does not qualify under Dubai law, you can file a dispute with RERA through the Dubai REST app. The Rental Disputes Settlement Centre handles these cases and landlords have been ordered to allow tenants to remain in many cases where notice requirements were not met.
This information is for general guidance only and does not constitute legal advice. UAE tenancy law varies by emirate and individual circumstances. For your specific situation, consult a licensed legal professional or contact RERA directly.
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Frequently Asked Questions
How much notice does a Dubai landlord need to give to end a tenancy?+
A Dubai landlord must provide 12 months written notice through a notary public or registered mail before the lease expiry date to legally terminate or refuse to renew a tenancy. Notice given with less than 12 months before lease expiry is generally not enforceable.
Can I stay in my Dubai apartment after the tenancy expires if the landlord wants me to leave?+
If proper notice has not been given or the termination reason is not legally valid, you can file a dispute with the Rental Disputes Settlement Centre and continue to occupy the property during the dispute process. Do not vacate before the dispute is resolved without legal advice.
What happens to my Dubai tenancy if I do not receive a renewal or termination notice?+
If neither party issues a notice, most Dubai tenancy contracts automatically renew on the same terms for another year. This means if your landlord fails to give proper 12-month notice, the tenancy is likely to be considered renewed. RERA guidelines support this interpretation in most cases.