After serving a valid 12-month eviction notice, tenants in Dubai are legally required to vacate the property. In accordance with the Rental Disputes Settlement Centre (RDSC) regulations and the provisions of Law No. 33 of 2008, they are supposed to leave the property. But what happens if a tenant refuses to leave?

As a landlord, you have a clear legal path: file a case with the RDSC, submit the required documents, and present evidence of the tenant’s refusal to vacate. If the case is upheld, the RDSC will issue an eviction order that authorities will enforce.

As a tenant, you are entitled to challenge an eviction if you have valid legal grounds. However, refusing to leave without justification can result in financial penalties and a forced eviction carried out by the authorities.

This guide covers what landlords and tenants need to know when a tenant refuses to vacate after an eviction notice in Dubai.

What Happens If a Tenant Refuses to Leave After the Eviction Notice in Dubai?

If a landlord has served a valid, notarised 1 month or 12-month eviction notice and the tenant refuses to vacate, the tenant is in breach of UAE rental law. The landlord’s legal remedy is to file a case with the Rental Disputes Settlement Centre (RDSC).

It is important to note that landlords are strictly prohibited from taking matters into their own hands. Forcibly removing a tenant, changing the locks, or cutting off utilities are all illegal acts under Dubai law, regardless of whether the eviction notice was valid.

The correct legal process is:

• The landlord files a case with the RDSC along with all supporting documents.
• The RDSC first attempts mediation between the two parties.
• If mediation fails, the case is referred to a judge.
• If the court upholds the eviction, a formal eviction order is issued.
•  If the tenant still refuses to leave, law enforcement is engaged to enforce the order.

The entire process typically takes between two and three months, depending on the complexity of the case.

Documents Required to File a Case with the RDSC

To file a case at the RDSC, landlords must submit the following:

• Valid or expired Ejari-registered tenancy contract, showing the agreed terms and contract expiry date.
• The original 1-month or 12-month eviction notice with confirmed proof of delivery via a registered Notary Public or registered mail. Note that notices served by WhatsApp, email, or verbal communication are not legally valid under Dubai law.
• Title deed copy or original, confirming your legal ownership of the property.
• Proof that the tenant received the eviction notice.
• Any supplementary communication records with the tenant relating to the eviction (these support your case but do not substitute for a formal notice).
• Certified Arabic translations of any non-Arabic documents.

Read our blog related to Filing a Case at the Dubai Rent Committee: Online and Offline Methods

Valid Grounds for Eviction in Dubai

Under Law No. 33 of 2008, a landlord may only serve an eviction notice on specific legal grounds. The RDSC will not uphold an eviction filed without a valid basis. Recognised grounds include:

• Non-payment of rent, 30-day notice required.
• Serious breach of the tenancy contract (e.g. unauthorised subletting), 30-day notice required.
• Landlord requires the property for personal use or for a first-degree relative,  12-month notice is required.
• Landlord intends to sell the property,  12-month notice is required.
• Property requires substantial renovation or demolition that cannot be carried out while occupied; a 12-month notice is required.

Note: If a landlord reclaims the property for personal use but re-rents it within two years of the eviction, the former tenant is entitled to seek compensation through the RDSC. Read our complete guide on valid grounds for eviction here. 

Learn more about Valid Legal Grounds for Eviction: Laws, Notices, and Tenant Rights

When Can a Tenant Legally Refuse to Leave?

Tenants have the right to challenge an eviction notice before the RDSC. Legally recognised grounds include:

1. Lease Not Registered with Ejari

Ejari is Dubai’s official tenancy registration system, operated under RERA (Real Estate Regulatory Agency). A contract must be registered through Ejari to be legally enforceable. Without this registration, the landlord’s position before the RDSC is significantly weakened and the eviction may not be supported.

2. No Valid Legal Ground for Eviction

A tenant can refuse to leave if the landlord has not cited a legally recognised ground under Law No. 33 of 2008. Personal preference, a desire to raise the rent, or any reason not provided for by the law does not constitute a valid basis for eviction.

3. Incorrect or Defective Notice

The eviction notice must be served through a registered Notary Public or via registered mail. Errors in wording, missing details, or improper service method render the notice legally defective and open to challenge.

4. Incorrect Notice Period

The notice period must correspond to the legal requirement for the specific eviction ground being cited. Applying a 30-day when a 12-month notice is required, or vice versa, renders the notice invalid. If the landlord uses the wrong timeline, the tenant may object immediately.

What Happens If a Tenant Ignores an Eviction Notice in Dubai?

If a tenant ignores a valid and correctly served eviction notice, the landlord may file a case with the RDSC. Should the case be upheld, the tenant may face:

Legal Action and Financial Penalties

The landlord can pursue legal action through the RDSC, and the tenant may be liable for court fees, fines for unlawful occupation, and any additional costs arising from the prolonged dispute.

Reputational Consequences

A tenant who unlawfully refuses to vacate may develop a negative rental history, which can affect their ability to secure rental properties in Dubai in the future. While there is no formally codified blacklist under the current UAE rental law, a poor track record in RDSC proceedings can influence future landlords’ decisions.

Forced Eviction by Authorities

Once a court issues an eviction order and the tenant still refuses to comply, law enforcement authorities are engaged to carry out the physical removal of the tenant and their belongings from the property.

Let Lex Estates Handle Your Property Matters In Dubai 

If a tenant refuses to leave after receiving a valid eviction notice in Dubai, the law provides landlords with a clear and enforceable process. File your case with the RDSC, provide all required documentation, and allow the legal process to run its course. Do not attempt to remove the tenant by force, change the locks, or interfere with utilities; these actions are illegal and will undermine your case.

For tenants, if the eviction notice is valid and legally served, ignoring it will not make it go away. You may face financial penalties, a negative rental record, and ultimately a forced removal by authorities.

At Lex Estate, we help landlords across Dubai buy, sell, and manage their properties with confidence. If you are dealing with a difficult tenancy situation and need guidance on your next steps, whether that is finding better tenants, managing your property more effectively, or exploring your options in the market, our team is ready to help. Contact us today.

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