Before the Tenancy Contract expires:

1. Unless otherwise agreed by the parties, the tenant fails to pay the rent or any part thereof within thirty (30) days of the date on which the landlord provides the tenant with a notice of payment.

2. The tenant sub-leases the property or any part of it without obtaining the written approval of the landlord. In this case, both the tenant and the sub-tenant will be affected by the eviction.

3. The tenant uses or allows others to use the Property Developers in Dubai for any illegal purpose or for a purpose that violates public order or morality.

4. Unless otherwise agreed by both parties, the tenant of a commercial property leaves the property unoccupied for no valid reason for thirty consecutive days or ninety non-consecutive days in the same year.

5. The tenant makes a property change that makes it unsafe in a way that makes it impossible to restore the real property to its original state, or damages the property wilfully or by gross negligence, by failing to exercise due diligence, or by allowing others to cause such damage.

6. The tenant uses the property for a purpose other than that for which it has been leased, or uses it in a manner that breaches the Emirate’s planning, construction, and land use regulations.

7. Property is condemned, provided that a technical report issued by or attested to by the Dubai Municipality requires the landlord to prove this.

8. The tenant shall not comply with any obligation imposed on him under this Law or any of the terms of the tenancy contract within a period of thirty days from the date on which the landlord shall notify him of the performance of such obligation or term.

9. If, as per urban development requirements in the Emirate, competent government entities require demolition or reconstruction of the property.

* The landlord shall give notice through a notary public or registered post to the tenant.

After the tenancy contract expires:

1. The owner of the property wishes to demolish the property in order to rebuild it or to add any new buildings which would prevent the tenant from using it, provided that the required permits have been obtained from the competent entities.
2. The property is in a condition that requires restoration or comprehensive maintenance that cannot be carried out in the presence of the tenant, provided that a technical report issued by or attested to by the Municipality of Dubai verifies the condition of the property.
3. The property owner wishes to take possession of the property for his personal use or for the use of any of his first-degree relatives, provided that the owner proves that he is not the owner of another property suitable for that purpose;
4. Where the property owner wishes to sell the leased Real Estate Developers in Dubai.

Note: pursuant to Article 26, if the landlord states that he wishes the landlord to vacate the property after the expiry of the contract and claims that he needs it for personal use, he may not rent the property to a third party until at least two years have elapsed from the date on which the landlord vacates the property.

* The landlord shall, twelve months before the date set for the eviction, notify the tenant of the reasons for the eviction, provided that such notice is given by the notary public or registered post.

Resolutions of Disputes

Each party has the right to file a lawsuit at the Rent Disputes Resolution Centre at the Dubai Land Department if a dispute occurs and the landlord and tenant are unable to reach an agreement.

Under Article 34, the landlord must not, in any way, disconnect utilities from the property or interrupt the tenant’s use of the property. If this occurs, the occupant will have recourse to the police department within which jurisdiction the property falls to obtain a redress for the breach or to file a police report on the breach.