Eviction Notice in Dubai: Drafted, Notarised and Served
A rental notice fails more often on execution than on law. The wrong instrument for the situation, a period that does not apply, a demand that is not specific, or service that cannot later be proved — each is fixable before it is sent, and expensive afterwards. This page is about how MANJAZ handles that path. The legal rules themselves are set out on the pages linked throughout.
- We assess the position before drafting — not after
- Remote notary session coordinated with you, where the service conditions are met
- Service followed through, with the proof kept for the file
- Dubai-based, UAE-wide service
- Arabic & English
- Clear guidance on every document
- Direct request, no middlemen
Start here: which side are you on, and what happened?
You are the landlord and the rent is unpaid.
What is usually neededNon-payment is a during-term ground with its own written notice to pay before eviction can be sought. The rule, the period and where it starts are on the non-payment page.
You are the landlord and want the property back when the contract expires.
What is usually neededA different route, a different instrument and a much longer period, on limited grounds. It is not an extension of a payment notice.
The tenant has breached an obligation under the contract.
What is usually neededA breach notice has to identify the breach precisely and state what cures it. A vague notice is the most common reason a file weakens later.
You are the tenant and need your position on record.
What is usually neededNotices are not only a landlord's instrument. A tenant with a maintenance issue, a deposit claim or a contractual dispute can put a documented demand on record before escalating.
The period is not one number
The single most costly assumption in Dubai rental matters is that every eviction runs on one notice period. It does not. A during-term ground and an on-expiry ground are different routes with different instruments, and one cannot be stretched into the other.
We do not restate those rules here, because they are set out in full where they belong: the article-by-article treatment of the tenancy law, the on-expiry notice, the non-payment route, and the notice to change tenancy terms. Read the one that matches your situation — or send the documents and we will identify it.
From documents to service
Send the documents
The tenancy contract or Ejari, your ID, and whatever relates to the problem: correspondence, payment records, photographs, earlier notices. We ask for what the situation needs, not a fixed list.
We assess the position
What the dispute actually is, which party is in breach, which instrument fits, whether a notice is required at all, and whether the evidence has gaps worth closing first. This is an assessment of your documents — not a legal opinion and not a prediction of outcome.
We draft the notice
Drafted to your facts, your contract and what you are actually demanding — not a template with the names changed. A notice that does not say precisely what is required, by when, is the notice that fails later.
Notarisation — a remote session, coordinated by us
Dubai Courts runs notary transactions through its Smart Electronic Notary system, and a legal notice is a named service within it (Legal Notices). Where your case meets the conditions for virtual attendance — a valid Emirates ID is mandatory — MANJAZ coordinates the video session with the Notary Public; in practice that is a Zoom session, which is simply how we run it, not something the law or the court requires. Where the conditions are not met, some steps may still need to be done in person; we tell you which before you commit.
The attested notice
Once the transaction is approved, you receive the attested notice in the form the procedure produces.
Service, and the proof of it
We follow the notice through to the other party by the method the situation calls for, and keep what evidences delivery. Where it suits the procedure, we arrange the dispatch and follow-up through Aramex as part of the service — an operational delivery channel we use, not a legal requirement; for the notices where the law prescribes a method, it names the Notary Public or registered mail. Proof of service is not paperwork for its own sake — it is what a later file rests on.
Send the contract and whatever relates to the dispute. We tell you which instrument fits before anything is drafted.
Send your rental documents for reviewHave a question about your case?
What weakens a notice
The mistakeChoosing the instrument that fits the outcome you want rather than the ground you actually have.
The fixStart from the ground and the contract; the instrument follows from them.
The mistakeApplying a period that belongs to a different route.
The fixConfirm which half of the eviction article you are in before a date is written.
The mistakeA demand so general that the other side cannot tell what would satisfy it.
The fixState exactly what is required, by when, and under which clause.
The mistakeRelying on a messaging app alone where the situation calls for a method that can be proved.
The fixUse the method the situation requires and keep the proof of delivery.
The mistakeAn address that cannot be established, so service is arguable later.
The fixServe at the address the contract and the file support, and record it.
The mistakeThreatening or unprofessional wording, which helps the other side and never you.
The fixKeep it factual, specific and calm; the strength is in the facts.
What happens once it is served
A notice is a step, not an outcome.
Three things tend to follow. The other party does what was asked, and the matter ends. Or a settlement becomes possible, which is worth documenting properly. Or nothing happens — and then the question is which route the file takes next, which depends on what kind of claim it is.
It does not decide the dispute and it does not guarantee that a claim succeeds. What it does is fix the date, define the demand, and leave a record that a later file can stand on.
Notarisation is a Notary Public function, and Dubai Courts now offers a remote notary session where the service conditions are met.
How the notary step worksHave the notice drafted, notarised and served
What we prepare
Tenancy contracts and addenda, legal notices for notarisation and service, statements of claim and their annexes, evidence bundles, payment and cheque records, and judgment and execution papers.
Arabic is not optional
Proceedings before the Centre are in Arabic. A contract, notice or receipt in any other language is filed with a legally recognised Arabic translation — which is the work MANJAZ is accredited to do.
Free review, free quote
Reviewing your file and quoting for the work are both free. The Centre charges a registration fee of 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000 — that fee is paid to the Centre, not to MANJAZ. Our own quote is given once we have seen the file.
The language your documents are in
Arabic and English are the core pair, with 21 documented languages in all — so a tenancy contract, notice or receipt in any of them can be put into the Arabic the Centre requires.
Handled remotely
Documents are sent, reviewed and returned electronically — there is no counter to attend and no appointment to keep for the preparation and translation work. Where a step genuinely requires you in person, such as a notary attendance, we say so and tell you what to bring.
Before you file
Most rental cases are lost on the paperwork, not the merits — a notice served the wrong way, a contract that was never registered in Ejari, a deadline that had already run. We check those first, because they cannot be fixed afterwards.
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Reviewing your file and telling you what it needs costs nothing and commits you to nothing. MANJAZ Corporate & Translation Services L.L.C. — a Dubai practice that prepares documents and provides legal translation under UAE Ministry of Justice accreditation. On Dubai rental disputes we also give legal consultation, act for you, and represent you before the Rental Disputes Centre committees. MANJAZ is not a court and not a government body, and never guarantees an outcome.
How to verify a translator is registered with the Ministry of Justice
Questions we are asked before starting
By using the method the law prescribes and keeping what it produces. For the on-expiry twelve-month notice, Article 25(2) requires service through a Notary Public or by registered mail, so what you file is the record that method generates — the attested notary notice with its transaction details, or the registered-post receipt and delivery record — not a screenshot of a message. Where a notice is not tied by law to a set method, the same test still decides it: whether delivery can be proved afterwards. Keep the original record rather than a copy, because what is being accepted is the service, not the wording alone.
Where the case meets the conditions for the remote notary service, the session is held by video — a Zoom session with the Notary Public that we coordinate with you — and you can complete the process without leaving home. Where the conditions are not met, some steps may still require attending in person. We tell you which applies before you commit to anything.
By the method the situation calls for. Where it suits the procedure, we arrange the dispatch and follow-up through Aramex as part of the service, and we keep the proof of delivery for the file. That is our operational channel — it is not a legal requirement, and it never replaces a method the law prescribes for a particular notice.
It depends on what you are trying to establish and what the situation requires. Where the method of notice matters, what matters with it is whether delivery can be proved afterwards. That is the question to ask about any channel — including messaging apps.
No. A notice is a required step in some routes and a useful one in others, but it does not decide anything by itself. Anyone promising you an outcome from a notice is selling you something.
Yes. A documented demand on record is available to either party, and it is often the sensible step before escalating a maintenance issue, a deposit claim or a contractual dispute.
It depends on where they are going. Where a certified Arabic translation is needed, we handle that as part of the same file rather than sending you elsewhere for it.
Not once it has been served — which is exactly why the assessment happens before the drafting, not after. Correcting a notice usually means starting the step again.
Official sources
- Dubai Courts — Legal Notices (Notary Public service G5)
- Dubai Courts — Smart Electronic Notary
- Dubai Legislation — Law No. 26 of 2007 (landlord and tenant) — original text; Arts 2, 3, 4, 9, 13, 14, 15, 25, 26, 29, 36 amended by Law 33/2008
- Dubai Legislation — Law No. 33 of 2008 amending Law No. 26 of 2007 (the controlling text of the amended articles)
This content is for general information and awareness. It is based on the legislation and official sources available at the time of the last review, and procedures may differ according to the facts of each case and updates issued by the competent authorities. It is not legal advice, and MANJAZ is the publisher of this explanation, not the authority that issued the legislation.
Have a rental dispute in Dubai?
Send your case details and the documents you have — tenancy contract, Ejari, notices, correspondence — and MANJAZ will help you identify the right service and step.