How to evict a Tenant for not paying in Dubai
Analysis, expert opinions and explanations of the laws and regulations governing real estate transactions in Dubai. Designed for professional and investors
Based on our eviction experience there is a list of the steps which Landlord should take to evict tenant who fail to pay rent.
When a tenant stops paying, the owner faces two targets: evicting the non-payer to get property and paying the debt. While these are separate tasks, clearing the premises is the immediate priority.
To ensure legal actions are effective, Landlord must have all documents related to the lease of your property:
✔️ Tenancy Contract and Ejari.
✔️ Your Emirates ID or Passport (for non-residents).
✔️ The Tenant's Emirates ID.
✔️ Unpaid checks along with bank return certificates (if available).
Also we recommend to issue Power of Attorney to a consultant or lawyer to represent the owner's interests in court, allowing them to handle the job and attend hearings.
Pre-trial Procedures
Attempt an Amicable Solution: Try to resolve the issue out of court by sending a notice asking the tenant to fulfill the contract terms. This can be sent to the official contacts listed in the Tenancy Contract.
Official Legal Notice: Issue a formal Legal Notice requiring payment and/or eviction within 30 days.
Bilingual Requirement: Visit a notary to obtain the Legal Notice in both Arabic and English. This prevents the tenant from claiming they didn't understand the notice, which could lead to a court rejection later.
Service via ARAMEX: Once you have the electronic Legal Notice, send it via ARAMEX for official notification. Keep the execution report, which includes the date, time, and a photo of the unit's front door.
Filing a Lawsuit
If the tenant does not comply within 30 days of receiving the notice, you must file a claim with the Rental Dispute Committee (RDC) for:
✔️ Forced collection of the debt.
✔️ Forced eviction of the tenant.
Important Notes:
Eviction can only occur via an RDC decision.
Debt collection claims can be filed in either the RDC or Civil Court.
State fees vary significantly depending on whether you are requesting forced eviction.
Filings are done online in Arabic, so it is best to use a lawyer or a specialized Typing Center to avoid errors.
Court Hearing and Decision
Online Hearings: Sessions take place online. Both parties or their representatives must show their Emirates ID or passport to the camera.
If the court has questions, the review usually takes less than a minute.
A decision is typically issued within a few weeks and shared online.
Appeals: The tenant has the right to appeal, though the filing cost for an appeal is significant.
Eviction and Debt Recovery
Grace Period: The tenant is legally given 15 days to comply with the court's decision.
Enforcement: If they the tenant does not leave, the owner must file for forced execution. The court will then set a date and time and assign an Enforcement Officer.
At the appointed time, the owner and the Officer enter the premises. If necessary, locks are changed or reprogrammed. The owner then regains full control of the property.
Debt Collection: While regaining the property usually takes 3–4 months, recovering the actual money can take an indefinite amount of time—potentially years—until the debtor settles the balance.
Protective Measures: During the process, interim measures can be applied, such as travel bans or freezing the debtor's bank accounts and movable property. This prevents the debtor from leaving the UAE until the rent debts are paid.
