12-month eviction notice rules

When the 12-month notice applies

At the end of a contract, a landlord cannot refuse renewal simply to re-let at a higher rent. The law allows eviction at expiry on limited grounds, including:

• the owner intends to sell the property
• the owner, or a first-degree relative, needs it for their own use
• the property is to be demolished or needs major renovation or maintenance that cannot happen with the tenant in place

Each ground has conditions and evidence the RDC may examine. Confirm the current requirements with RERA or a lawyer before relying on one.

How the notice must be served

The notice must be in writing and served through a notary public or by registered mail, at least 12 months before the date the tenant is asked to vacate. An email, a WhatsApp message or a letter handed over informally is not the prescribed method. Many landlords use notarial service because it creates an official record of delivery. Keep the notarised notice and proof of service with the tenancy file.

What the notice should contain

• The parties, the property and the Ejari number.
• The legal ground relied on, stated clearly.
• The date by which the tenant should vacate, at least 12 months after service.
• Supporting documents where relevant, such as evidence of the intended sale or own use.

Keep the language neutral. A notice that reads as a pressure tactic does not help you at the RDC.

Timing it with the contract

Plan backwards from when you need the property empty. The vacating date normally aligns with a contract expiry, so the tenant may complete a renewal while the notice runs. The notice does not by itself allow a rent increase; that still needs the separate 90-day renewal notice and must fit the RERA band.

After the notice: own-use and re-letting

If you recover a property for own use, the law expects you to actually use it. Re-letting soon afterwards can expose you to a claim from the former tenant. Rules on how long you must wait and what counts as own use are detailed, so confirm the current position with RERA before making plans.

If the tenant does not leave

If the tenant stays after the notice date, the landlord applies to the Rental Dispute Centre for an eviction order. The RDC checks that the ground was valid and that notice was served correctly. Self-help measures such as changing locks or cutting utilities are not the proper route and can backfire. Our tenant management team handles notices and communication so the tenant knows what is happening and when.

Mid-contract eviction is different

Eviction during a contract, for example for unpaid rent, subletting without consent or misuse, follows separate rules and shorter notice processes. Take advice on the specific breach. For an overview of the landlord's options and duties, see our property management hub and the landlord guide to renting out property.