Tenant refusing to leave in Dubai
This page is general information, not legal advice. Rules change, so check the official source for your emirate before you act.
A notice does not end the tenancy by itself. If the tenant stays after a valid notice, you file an eviction case at the Rent Disputes Settlement Centre (RDC). If you win, the eviction is carried out under judicial supervision after an execution file is opened. Do not try to remove the tenant yourself.
Step by step
- Check the notice was valid: the right ground, the right period, and served by notary public or registered mail.
- Gather the documents: Ejari-registered contract, your Emirates ID, a bank letter or statement showing your IBAN, proof of the notice, and supporting papers such as messages, cheques and DEWA bills.
- Translate English documents with a Ministry of Justice certified translator, because the RDC works in Arabic.
- File online through the RDC website or through a Real Estate Services Trustee Centre, and pay the fees. Have all papers ready at filing, since adding documents later is difficult.
- Attend the hearing. Hearings may be held through the RDC's remote system. The RDC also offers an amicable settlement step before litigation.
- After judgment, if the tenant does not leave, open an execution file with the RDC. The tenant is notified, and further enforcement steps are generally allowed after seven days from notification. Eviction is carried out under judicial supervision.
Costs and time
- Fee for eviction, termination or renewal claims: reported as 3.5% of the annual rent, minimum AED 500 and maximum AED 20,000. Other fees may apply.
- The law aims for a decision within 30 days of referral, and the RDC often issues judgment in one or two hearings. Appeals and enforcement add time.
Appeals
Check whether the judgment can be appealed. Where an appeal is available the deadline is generally 15 days. Judgments on claims under AED 100,000 are final under Article 17(a) of Decree No. 26 of 2013, so check the claim value.
Dubai Rent Disputes Settlement Centre
This is the body that hears landlord and tenant cases in Dubai. Use the official Dubai Land Department website for the current contact details and the filing portal.
How DOSH helps
DOSH keeps the tenancy record you will need: dates, payments, documents and the notices you sent, so the case file is ready.
Frequently asked questions
Can I change the locks or cut utilities?
No. Enforcement is done under judicial supervision after a judgment. Acting yourself can expose you to a claim.
How long does a case take?
The law aims for a decision within 30 days of referral, and the RDC often decides in one or two hearings. Enforcement is a separate stage.
What if the notice was invalid?
The case may fail. Check the ground, the period and the method of service before you file.
Do I need a lawyer?
Not required to file, but a lawyer helps when the ground is contested or when documents need to be prepared in Arabic.