Whether you are a tenant moving on or a landlord who wants the property back, Dubai’s tenancy law sets clear rules for ending a contract. This is the 2026 guide to notice periods, early termination, deposits and evictions — for both sides — under Law No. 33 of 2008.
The step-by-step process
- Check the contract for an exit clauseRead the tenancy agreement first. Many contracts include an early-termination clause setting the notice and penalty; if there is none, the default rules apply.
- Serve written noticeTo not renew or to change terms at expiry, either party must give 90 days’ written notice before the contract ends, sent by notary or registered mail. Keep proof of service.
- Handle early termination (tenant)A tenant leaving mid-term typically owes a penalty of up to 2 months’ rent if there is no exit clause, unless the landlord agrees otherwise.
- Landlord eviction — grounds and noticeFor rent arrears, subletting, illegal use or damage, a landlord can seek eviction under Article 25(1) (for non-payment, 30 days after written notice). To evict for owner use or to sell, Article 25(2) requires 12 months’ notarised notice.
- Final inspection and settle billsAt move-out, inspect the property, settle DEWA and any dues, and agree deductions for damage beyond fair wear and tear.
- Return the security depositThe landlord refunds the deposit, less any agreed deductions for damage, once the property is handed back and bills are cleared.
- Cancel Ejari and utilitiesCancel the Ejari registration and close the DEWA account to end the tenancy cleanly.
Costs to be aware of
| Item | Cost |
|---|---|
| Early-termination penalty (tenant, no clause) | up to 2 months’ rent |
| Ejari cancellation | minor fee |
| Deposit | refunded less damage |
| RDSC filing (if dispute) | ~3.5% of annual rent (capped) |
The two notice periods matter most: 90 days to not renew or change terms at expiry, and 12 months’ notarised notice for a landlord to evict for personal use or sale (Article 25(2)). Disputes go to the Dubai Rental Dispute Settlement Centre (RDSC, 800-4488) — keep your Ejari, contract, notices and payment records. A landlord cannot simply lock a tenant out; eviction runs through the RDSC.
Ending a tenancy contract in Dubai — FAQs
- How much notice is needed to end a tenancy in Dubai?
- 90 days’ written notice before the contract expires to not renew or change terms. To evict for owner use or sale, a landlord must give 12 months’ notarised notice.
- What is the penalty for a tenant leaving early?
- If the contract has no early-exit clause, typically up to 2 months’ rent as compensation, unless the landlord agrees otherwise.
- When can a landlord evict a tenant?
- For cause — non-payment 30 days after notice, subletting, illegal use or damage — under Article 25(1); or for personal use or sale with 12 months’ notarised notice under Article 25(2).
- How do I get my security deposit back?
- The landlord refunds it at the end of the tenancy, less any agreed deductions for damage beyond fair wear and tear, once the property is returned and bills are cleared.
- What if there is a dispute?
- File with the Dubai Rental Dispute Settlement Centre (RDSC). Keep your Ejari, tenancy contract, notices and payment records as evidence.
Need help with a tenancy?
Cresco manages renewals, notices and handovers by the book. Tell us your situation and we’ll guide you through it.
This guide is general information on Dubai property procedures as of 5 August 2026 and is not legal or financial advice. Rules, fees and figures can change and individual circumstances differ — confirm specifics with the Dubai Land Department, your bank, or a qualified professional before acting.