The Landlord Who Wants a One-Month Eviction Notice
Priya manages a building in Al Barsha with 24 flats. A tenant, Mr. Aziz, has a 12-month tenancy ending 31 December, rent AED 78,000, paid in four cheques. On 1 October the landlord tells Priya to send Aziz a notice to vacate by 31 December because the landlord wants to sell the flat vacant. The landlord also wants to raise the rent by 20% for any renewal and says 'if he argues, just tell him the notice is final'. The current rent is below market by roughly 8%. Priya has not yet sent any notice. The tenancy contract is registered with Ejari.
1. Assess whether the landlord's instruction to evict by 31 December is lawful, and what notice requirements apply.
Read the worked answer
A landlord cannot simply terminate a periodic or fixed tenancy to sell vacant without a lawful ground and proper notice. For a fixed-term tenancy, the contract ends on its own date, but renewal and non-renewal are governed by the tenancy law and the required notice period (commonly 90 days before expiry for non-renewal, and longer where the law specifies). A desire to sell vacant is generally not by itself a valid eviction ground in the way that demolition or major renovation or personal use may be, and even valid grounds require formal notice through the proper channel. Priya must serve a legally compliant notice stating the ground and the date, within the statutory window, and should not tell the tenant the notice is 'final' as a pressure tactic. She should check the specific emirate's tenancy law and the contract terms before acting.
2. The landlord wants a 20% increase. The rent is 8% below market. Advise Priya on the rent-increase rules and the sequencing of notice versus increase.
Read the worked answer
Rent increases are capped by the applicable rent-increase framework (in Dubai, the RERA rental index bands), not by the landlord's wish. An 8% gap below market may permit an increase, but the permitted percentage depends on where the current rent sits relative to the index band - often a smaller permitted increase than 20%. Priya should check the index for the property and calculate the maximum permitted increase, then serve the increase notice within the required notice period before renewal. She should not bundle an unlawful increase with an eviction threat. The correct sequence is: determine lawful ground (if any) and lawful increase separately, serve compliant notices within the statutory windows, and keep evidence of service.