Validity, Service Methods, and Effect on RDC Proceedings
A landlord has served a 12-month eviction notice on a tenant, citing an intention to sell the property — a recognised ground for eviction at lease expiry under Dubai tenancy law. The tenant claims not to have received the notice: they did not sign any acknowledgment of receipt, assert that they were outside the UAE at the time of delivery, or state that they never received the notice personally.
Before addressing the three questions raised, one fundamental point must be stated. Under Article 25(2) of Dubai Law No. 26 of 2007, a 12-month eviction notice is legally valid only if served through one of two prescribed channels: a UAE Notary Public, or registered mail. Service by any other means — including hand delivery by the landlord or a real estate agent, WhatsApp, email, or SMS — does not satisfy the statutory requirement and does not start the 12-month period running, regardless of whether the tenant actually received the notice.
Three questions arise.