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In the Emirate of Dubai, laws and regulations strictly regulate leases. According to Dubai’s rental law, there are certain situations in which a landlord may terminate of tenancy contract provided the legal and required conditions are met. In this article, we will address some of the cases in which a landlord can terminate a lease in Dubai.
You can also read about the terms of termination of the lease before its expiration by the tenant, how to deal with the landlord in this case, and what are the consequences of the benefits and losses for the tenant.
About Dubai Rental Law
Decree No. 26 of 2013
Real estate disputes and disagreements are resolved to preserve all rights and support economic development in the country.
The Real Estate Regulatory Agency (RERA) in Dubai has enacted some laws that regulate lease transactions and protect the rights of both the landlord and the tenant. We have previously talked in detail about the Dubai Tenancy Law with all its clauses, and what it stipulates in terms of rental price, increase, real estate registration, and others. In addition the existence of the Rental Dispute Settlement Committees, whose objectives are centered on resolving real estate disputes and considering all issues related to the property by the tenant or the owner.
It is worth noting that the laws stipulate that the landlord must adhere to all legal procedures and official announcements to terminate the contract, and must not exceed the legal limits stipulated in the UAE law for rental contracts. The tenant’s rights must be respected and compensated appropriately according to the applicable laws.
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In what cases can a landlord terminate a property lease?
Rental contracts are an essential tool for housing in the UAE in general and Dubai in particular, which attracts many residents and investors from around the world. This has led to an increased demand for apartments for rent, therefore, the importance of meeting their housing needs in this modern city. However, in some cases, landlords can have legitimate reasons to terminate the lease early.
At Masaakin, we emphasize that terminating a lease in Dubai must be based on legal grounds and specific conditions. The landlord must comply with these conditions and procedures to ensure that the termination is carried out legally and fairly.
According to DLD, there are nine cases in which a landlord may terminate a property lease early in Dubai:
- If the tenant does not pay the rent or part of it within thirty days from the date the landlord notifies the tenant to pay unless the parties agree otherwise.
Article 25 of Law No. (26), regulating the relationship between landlords and tenants of real estate in Dubai, which deals with evictions, states that:
“The lessor has the right to request eviction before the end of the lease term in a number of cases, including if the tenant does not pay the rent or any part of it within 30 days from the date of the lessor’s notice to evict.”
The report noted that:
“The legislator stipulates that the tenant must be notified of the payment through a notary public, or by registered mail and that 30 days must pass from the date the notification is legally executed (not just sent), so that the lessor can then file an eviction suit against the tenant.”
2. If the tenant sublets the property or any part of it without obtaining the lessor’s written consent.
3. If the tenant uses the property or allows others to use it for unlawful purposes or in violation of public order or public morals.
4. If the tenant alters the property so that it affects its safety in a way that makes it impossible to return it to its original state, deliberately damages the property, or grossly neglects to take precautions or allow third parties to damage the property.
5. If the tenant uses the property for other than the purpose for which it was leased, or uses it in a way that violates the planning, building and land use regulations in force in the Emirate.
6. In cases of commercial properties, the landlord may request eviction if the tenant closes the commercial property and leaves it unoccupied without a legitimate reason for thirty consecutive days or ninety intermittent days in one year, unless the parties agree otherwise.
7. If the property is threatened with collapse, provided that the lessor proves this with a technical report issued by Dubai Municipality or approved by it.
8. If the tenant fails to comply with any of the terms of the lease or the law within 30 days from the date the landlord is notified to comply with such terms.
9. If the Emirate’s development requirements require the demolition and reconstruction of the property under the instructions of the government authorities.
10. If the owner wishes to restore the property for his personal use or for the use of any of his relatives up to the first degree, provided that he proves that he does not own a suitable alternative for that purpose.
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FAQ
Can the tenant reoccupy the property after renovations or demolition and rebuilding?
The tenant has the priority to return to the property if the lessor demolishes and rebuilds it, or if the lessor renovates and restores the property.
Can the landlord increase the rent at the end of the contract or before the end of the contract?
The landlord may not in any way increase the rent for residential properties before the expiration of two years from the date of signing the contract between the landlord and the tenant. There are several steps you can take to deal with illegal rent hikes in Dubai, such as filing a complaint to the competent authorities—Rental Dispute Resolution Committees.
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