A 12-month eviction notice is the formal notice a Dubai landlord must give — at least twelve months in advance, through a notary public or registered mail — to recover a property on certain grounds, such as selling it or using it personally. It is a specific requirement of Dubai’s tenancy law.
Where you’ll see it
You’ll see it when a landlord wants possession back not because of a tenant breach, but to sell the property or move in themselves (or for a first-degree relative). The law requires twelve months’ notice served through the prescribed channel.
Why it matters
The twelve-month period and the method of service are strict. A notice that is too short, served informally, or stating the wrong ground may be invalid, meaning the landlord cannot enforce it. Getting it right is what makes the eventual recovery of the property lawful.
What it is not
The 12-month notice is not for tenant breaches like non-payment, which follow a different, faster route. It is also not an immediate order to vacate the twelve months must run, and a contested case is decided by the rental disputes centre.
Example
A landlord intending to sell serves a 12-month eviction notice through a notary public, clearly stating the sale as the ground. After the period runs and any dispute is resolved the tenant vacates and the sale proceeds with vacant possession.
Connected documents and parties
Tenancy contract, registered Ejari, notarised notice and proof of service; landlord, tenant, notary public, rental disputes centre.
Going deeper: for how eviction notices are served and challenged, see the rental dispute guidance.
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Last reviewed: June 2026