{"id":37955,"date":"2026-08-18T09:19:50","date_gmt":"2026-08-18T05:19:50","guid":{"rendered":"https:\/\/truhauz.com\/?p=37955"},"modified":"2026-08-19T09:25:57","modified_gmt":"2026-08-19T05:25:57","slug":"eviction-notice-dubai","status":"publish","type":"post","link":"https:\/\/truhauz.com\/ru\/eviction-notice-dubai\/","title":{"rendered":"Eviction Notice Dubai: The 12-Month Rule and When a Notice Is Not Valid"},"content":{"rendered":"\n<!-- ============================================================\n  TRUHAUZ.COM \u2014 TENANT \/ LANDLORD LEGAL GUIDE\n  Title:    Eviction Notice Dubai: The 12-Month Rule and Lawful Grounds\n  Slug:     eviction-notice-dubai\n  Keywords: eviction notice dubai, dubai eviction rules, 12 month notice dubai\n  ============================================================ -->\n\n<style>\n@import url('https:\/\/fonts.googleapis.com\/css2?family=Playfair+Display:wght@400;600;700&family=Inter:wght@300;400;500;600&display=swap');\n\n.ev*,.ev*::before,.ev*::after{box-sizing:border-box;margin:0;padding:0}\n.ev{font-family:'Inter',sans-serif;color:#1a1a2e;line-height:1.7;background:#fff;width:100vw!important;max-width:100vw!important;position:relative!important;left:50%!important;margin-left:-50vw!important;margin-right:-50vw!important;overflow-x:hidden!important;-webkit-text-size-adjust:100%}\n.ev h1,.ev h2,.ev h3,.ev h4{font-family:'Playfair Display',serif}\n.ev a{color:#660033;text-decoration:none}\n.evc{max-width:1140px;margin:0 auto;padding:0 20px}\n.evs{padding:60px 0}\n.evg{background:#fdf0f5}\n.evdk{background:#3d001e}\n.evct{text-align:center}\n.evt{display:inline-block;background:#660033;color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:14px}\n\n\/* HERO *\/\n.ev-hero{position:relative;min-height:540px;display:flex;align-items:flex-end;overflow:hidden}\n.ev-hero-bg{position:absolute;inset:0;background:linear-gradient(150deg,#0d0005 0%,#2a0015 35%,#660033 70%,#880044 100%)}\n.ev-hero-pat{position:absolute;inset:0;background-image:radial-gradient(ellipse at 75% 15%,rgba(255,255,255,.07) 0%,transparent 55%),radial-gradient(ellipse at 10% 80%,rgba(0,0,0,.22) 0%,transparent 45%)}\n.ev-hero-ov{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,0,5,.93) 0%,rgba(10,0,5,.15) 55%,transparent 100%)}\n.ev-hero-content{position:relative;z-index:2;padding:52px 20px 64px;max-width:960px;margin:0 auto;width:100%}\n.ev-eyebrow{display:inline-block;border:1px solid rgba(255,255,255,.45);color:#fff!important;font-size:.65rem;font-weight:600;letter-spacing:.13em;text-transform:uppercase;padding:5px 16px;border-radius:100px;margin-bottom:18px}\n.ev-hero h1{font-size:clamp(2rem,5vw,3.5rem);color:#fff!important;line-height:1.08;margin-bottom:16px}\n.ev-hero h1 span{color:rgba(255,200,210,.85)!important}\n.ev-hero-sub{font-size:clamp(.93rem,2.2vw,1.08rem);color:rgba(255,255,255,.83)!important;max-width:740px;margin-bottom:28px;line-height:1.75}\n.ev-hero-meta{display:flex;gap:10px 22px;flex-wrap:wrap}\n.ev-hm{font-size:.82rem;color:rgba(255,255,255,.7)!important;display:flex;align-items:center;gap:6px}\n.ev-hm strong{color:#fff!important}\n\n\/* STRIP *\/\n.ev-strip{background:#1a0a00}\n.ev-strip-in{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.08)}\n.ev-si{padding:22px 12px;text-align:center;border-right:1px solid rgba(255,255,255,.08)}\n.ev-si:last-child{border-right:none}\n.ev-sv{font-family:'Playfair Display',serif;font-size:clamp(1.15rem,3vw,1.65rem);color:#fff;font-weight:700;line-height:1;display:block;margin-bottom:5px}\n.ev-sl{font-size:.61rem;color:rgba(255,255,255,.5);text-transform:uppercase;letter-spacing:.09em;font-weight:600;line-height:1.3}\n\n\/* TYPOGRAPHY *\/\n.ev-title{font-size:clamp(1.6rem,4vw,2.4rem);margin-bottom:12px;color:#1a1a2e;line-height:1.18}\n.ev-title.white{color:#fff!important}\n.ev-sub{color:#555;max-width:720px;margin-bottom:36px;font-size:.97rem;line-height:1.75}\n.ev-sub.white{color:rgba(255,255,255,.74)!important}\n.evct .ev-sub{margin-left:auto;margin-right:auto}\n\n\/* BODY *\/\n.ev-body p{color:#444;font-size:.96rem;line-height:1.82;margin-bottom:18px}\n.ev-body strong{color:#1a1a2e}\n.ev-body a{color:#660033;font-weight:600;border-bottom:1px solid rgba(102,0,51,.3);padding-bottom:1px}\n.ev-hbox{background:#fdf0f5;border-left:4px solid #660033;padding:16px 20px;border-radius:0 8px 8px 0;margin:22px 0;color:#333;font-size:.93rem;line-height:1.75}\n\n\/* TABLE *\/\n.ev-table-wrap{overflow-x:auto;margin-top:32px;border-radius:12px;border:1px solid #f0dde5;box-shadow:0 4px 20px rgba(102,0,51,.07)}\n.ev-table{width:100%;border-collapse:collapse;font-size:.88rem}\n.ev-table thead tr{background:#660033}\n.ev-table thead th{color:#fff!important;padding:14px 16px;text-align:left;font-weight:600;font-size:.82rem;letter-spacing:.04em;white-space:nowrap}\n.ev-table tbody tr{border-bottom:1px solid #fde8f0;transition:background .15s}\n.ev-table tbody tr:hover{background:#fdf5f8}\n.ev-table tbody tr:last-child{border-bottom:none}\n.ev-table td{padding:13px 16px;color:#333;vertical-align:middle}\n.ev-table td:first-child{font-weight:600;color:#1a1a2e}\n.ev-badge{display:inline-block;font-size:.68rem;font-weight:700;padding:3px 9px;border-radius:100px;white-space:nowrap}\n.ev-badge.high{background:#fde8f0;color:#660033}\n.ev-badge.mid{background:#fff3e0;color:#8a4500}\n.ev-badge.low{background:#e8f5e9;color:#1b5e20}\n.ev-badge.top{background:#660033;color:#fff!important}\n\n\/* CARDS *\/\n.ev-area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:36px}\n.ev-area-card{background:#fff;border:1px solid #f0dde5;border-radius:14px;overflow:hidden;transition:box-shadow .2s}\n.ev-area-card:hover{box-shadow:0 8px 32px rgba(102,0,51,.12)}\n.ev-area-head{padding:18px 20px;background:#fdf0f5;border-bottom:1px solid #fde8f0}\n.ev-area-name{font-family:'Playfair Display',serif;font-size:1.05rem;color:#1a1a2e;font-weight:700;margin-bottom:4px}\n.ev-area-type{font-size:.72rem;color:#888;text-transform:uppercase;letter-spacing:.1em;font-weight:600}\n.ev-area-body{padding:16px 20px}\n.ev-area-price{font-family:'Playfair Display',serif;font-size:1.5rem;color:#660033;font-weight:700;display:block;margin-bottom:2px}\n.ev-area-unit{font-size:.72rem;color:#999;text-transform:uppercase;letter-spacing:.08em;display:block;margin-bottom:10px}\n.ev-area-row{display:flex;justify-content:space-between;font-size:.8rem;color:#666;padding:5px 0;border-bottom:1px solid #fdf0f5;gap:10px}\n.ev-area-row:last-child{border-bottom:none}\n.ev-area-row span:last-child{font-weight:600;color:#1a1a2e;text-align:right}\n\n\/* TWO-COL *\/\n.ev-2col{display:grid;grid-template-columns:1fr 1fr;gap:52px;align-items:start}\n\n\/* OVERVIEW BOX *\/\n.ev-ov{background:#fff;border:1px solid #f0dde5;border-radius:14px;overflow:hidden;box-shadow:0 6px 28px rgba(102,0,51,.08)}\n.ev-ov-head{background:#3d001e;padding:20px 22px}\n.ev-ov-head h3{color:#fff!important;font-size:1.05rem;margin-bottom:4px}\n.ev-ov-head p{color:rgba(255,255,255,.6)!important;font-size:.82rem}\n.ev-ov-row{display:flex;justify-content:space-between;align-items:center;padding:13px 20px;border-bottom:1px solid #fde8f0;font-size:.87rem;gap:8px}\n.ev-ov-row:last-child{border-bottom:none}\n.ev-ov-l{color:#888}\n.ev-ov-r{font-weight:700;color:#1a1a2e;text-align:right}\n.ev-ov-r.burg{color:#660033}\n.ev-ov-r.up{color:#1b7a3c}\n\n\/* ANALYSIS *\/\n.ev-forecast{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:36px}\n.ev-fc{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.15);border-radius:12px;padding:22px 20px;border-top:3px solid rgba(255,255,255,.5)}\n.ev-fc h4{color:#fff!important;font-family:'Playfair Display',serif;font-size:1rem;margin-bottom:8px}\n.ev-fc p{color:rgba(255,255,255,.68)!important;font-size:.85rem;line-height:1.65;margin:0}\n.ev-fc .ev-fc-val{font-size:1.7rem;font-family:'Playfair Display',serif;color:#fff!important;font-weight:700;display:block;margin-bottom:6px}\n\n\/* CTA STRIP *\/\n.ev-cta-strip{background:#660033;padding:40px 0}\n.ev-cta-in{display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap}\n.ev-cta-in h3{color:#fff!important;font-size:clamp(1.1rem,2.8vw,1.35rem);margin-bottom:5px}\n.ev-cta-in p{color:rgba(255,255,255,.75)!important;font-size:.88rem;margin:0}\n.evbtn{display:inline-flex;align-items:center;background:#fff;color:#660033!important;font-weight:700;padding:14px 26px;border-radius:8px;font-size:.92rem;text-decoration:none!important;min-height:48px}\n.evbg{display:inline-flex;align-items:center;background:#660033;color:#fff!important;font-weight:700;padding:14px 26px;border-radius:8px;font-size:.92rem;text-decoration:none!important;transition:background .2s;min-height:48px}\n.evbg:hover{background:#4d0026}\n\n\/* FAQ *\/\n.ev-faq-list{max-width:800px;margin:36px auto 0;display:flex;flex-direction:column;gap:10px}\n.ev-faq-item{border:1px solid #f0dde5;border-radius:10px;overflow:hidden;background:#fff}\n.ev-faq-q{padding:16px 18px;cursor:pointer;display:flex;justify-content:space-between;align-items:center;font-weight:600;font-size:.92rem;color:#1a1a2e;user-select:none;gap:12px;min-height:52px;-webkit-tap-highlight-color:transparent}\n.ev-faq-q:hover{background:#fdf0f5}\n.ev-faq-icon{color:#660033;font-size:1.3rem;flex-shrink:0;transition:transform .3s;line-height:1}\n.ev-faq-item.ev-open .ev-faq-icon{transform:rotate(45deg)}\n.ev-faq-a{display:none;padding:12px 18px 16px;font-size:.88rem;color:#555;line-height:1.72;border-top:1px solid #fde8f0}\n.ev-faq-item.ev-open .ev-faq-a{display:block}\n\n\/* CONTACT *\/\n.ev-contact{background:#3d001e;padding:60px 0}\n.ev-contact-inner{display:grid;grid-template-columns:1fr 1.4fr;gap:52px;align-items:start}\n.ev-ci{display:flex;gap:12px;align-items:flex-start;margin-bottom:14px}\n.ev-ci span:first-child{font-size:1.1rem;flex-shrink:0;margin-top:2px}\n.ev-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.ev-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.ev-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.ev-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.ev-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .ev-area-grid{grid-template-columns:1fr 1fr}\n  .ev-2col{grid-template-columns:1fr;gap:36px}\n  .ev-forecast{grid-template-columns:1fr 1fr}\n  .ev-contact-inner{grid-template-columns:1fr;gap:36px}\n  .ev-cta-in{flex-direction:column;text-align:center}\n  .ev-strip-in{grid-template-columns:repeat(2,1fr)}\n}\n@media(max-width:640px){\n  .evc{padding:0 16px}\n  .evs{padding:44px 0}\n  .ev-hero{min-height:auto}\n  .ev-hero-content{padding:48px 16px 56px}\n  .ev-hero h1{font-size:clamp(1.8rem,7.5vw,2.6rem)}\n  .ev-area-grid{grid-template-columns:1fr}\n  .ev-forecast{grid-template-columns:1fr}\n  .ev-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ev-si{padding:15px 8px}\n  .ev-title{font-size:clamp(1.4rem,6vw,1.9rem)}\n  .ev-contact{padding:48px 0}\n}\n@media(max-width:480px){.evc{padding:0 14px}}\n<\/style>\n\n<div class=\"ev\">\n\n<!-- HERO -->\n<section class=\"ev-hero\">\n  <div class=\"ev-hero-bg\"><\/div>\n  <div class=\"ev-hero-pat\"><\/div>\n  <div class=\"ev-hero-ov\"><\/div>\n  <div class=\"ev-hero-content\">\n    <span class=\"ev-eyebrow\">Tenant &amp; Landlord Guide &middot; Dubai Rental Law &middot; Updated August 2026<\/span>\n    <h1>Eviction Notice Dubai<br><span>The 12-Month Rule, the Four Lawful Grounds, and When a Notice Does Not Stand<\/span><\/h1>\n    <p class=\"ev-hero-sub\">Most eviction notices served in Dubai fail on one of three things: the reason given is not a reason the law recognises, the notice period is short, or the notice was delivered in a way the statute does not accept. This guide sets out what Dubai&#8217;s tenancy law actually requires &mdash; read from the legislation itself &mdash; so that a tenant can tell a valid notice from a defective one, and a landlord can avoid serving the second by accident.<\/p>\n    <div class=\"ev-hero-meta\">\n      <div class=\"ev-hm\">&#128220; <strong>Law No. (26) of 2007<\/strong><\/div>\n      <div class=\"ev-hm\">&#9203; <strong>12 Months&#8217; Notice at Expiry<\/strong><\/div>\n      <div class=\"ev-hm\">&#127963;&#65039; <strong>Notary Public or Registered Mail<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"ev-strip\">\n  <div class=\"evc\">\n    <div class=\"ev-strip-in\">\n      <div class=\"ev-si\"><span class=\"ev-sv\">12 Months<\/span><span class=\"ev-sl\">Notice Before the Date of Eviction<\/span><\/div>\n      <div class=\"ev-si\"><span class=\"ev-sv\">4 Grounds<\/span><span class=\"ev-sl\">The Closed List at Lease Expiry<\/span><\/div>\n      <div class=\"ev-si\"><span class=\"ev-sv\">2 Years<\/span><span class=\"ev-sl\">Re-Letting Bar After Personal-Use Eviction<\/span><\/div>\n      <div class=\"ev-si\"><span class=\"ev-sv\">30 Days<\/span><span class=\"ev-sl\">Notice Where the Ground Is Non-Payment<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- OVERVIEW -->\n<section class=\"evs\">\n  <div class=\"evc\">\n    <div class=\"ev-2col\">\n      <div class=\"ev-body\">\n        <span class=\"evt\">The Framework<\/span>\n        <h2 class=\"ev-title\">Two Different Evictions, Two Different Rules<\/h2>\n        <p>Dubai&#8217;s landlord and tenant relationship is governed by <strong>Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai<\/strong>, issued on 26 November 2007, as amended by <strong>Law No. (33) of 2008<\/strong>, issued on 1 December 2008. Both are published on the Government of Dubai Legislation portal, and Article 25 is where every eviction question in the emirate begins.<\/p>\n        <p>The single most useful thing to understand is that Article 25 contains <em>two separate regimes<\/em>, and people routinely apply the wrong one. <strong>Article 25(1)<\/strong> deals with eviction <em>before<\/em> the lease has expired. It is fault-based: the tenant has done something, or failed to do something, that the law treats as serious enough to end the tenancy early. <strong>Article 25(2)<\/strong> deals with eviction <em>on expiry<\/em> of the lease. Nothing is alleged against the tenant at all &mdash; the landlord simply wants the property back for one of a small number of purposes the law permits.<\/p>\n        <p>The notice requirements are completely different, and this is where confusion becomes expensive. A landlord dealing with unpaid rent works to a <strong>thirty-day<\/strong> notice under Article 25(1). A landlord who wants the property back for personal use or to sell it works to a <strong>twelve-month<\/strong> notice under Article 25(2). Serving the wrong notice for the wrong ground does not simply delay matters; it produces a notice that does not do the job the landlord thinks it is doing.<\/p>\n        <p>Article 25(2) is also a <strong>closed list<\/strong>. There are four grounds, and only four. A landlord who wants a higher rent than the rental index permits, who has fallen out with a tenant, or who would simply prefer someone else in the property, is not describing a lawful ground for eviction at expiry. That is not a technicality &mdash; it is the substance of the protection the law gives tenants in Dubai.<\/p>\n        <p>One practical point sits underneath all of this. The tenancy the notice is trying to end has to be a tenancy the system can actually see, which in Dubai means one registered through <a href=\"https:\/\/truhauz.com\/ejari-registration-dubai\/\">Ejari<\/a>. A registered contract fixes the term, the rent and the parties in a form the Rental Disputes Center can work from, and it is the document against which the twelve months and the expiry date will be measured. Where the ground relied on is intention to sell, the sale itself follows an entirely separate process &mdash; set out in our guide to <a href=\"https:\/\/truhauz.com\/how-to-sell-property-in-dubai\/\">selling property in Dubai<\/a> &mdash; and a landlord should not assume the two timetables align without checking.<\/p>\n        <div class=\"ev-hbox\"><strong>TruHauz perspective:<\/strong> A notice is not an eviction. It is the opening move in a process that ends, if the parties do not agree, at the Rental Disputes Center. Tenants who receive a notice often assume the outcome is settled and start packing; landlords who serve one often assume possession follows automatically twelve months later. Neither is right. If the ground is genuine and the notice is properly served, the landlord is in a strong position. If either is defective, the notice can be challenged &mdash; and rent increases in the meantime remain governed by the <a href=\"https:\/\/truhauz.com\/dubai-rental-index-rent-increase-calculator\/\">RERA rental index<\/a>, not by the fact that a notice has been served. Before the question of ending a tenancy arises, it is worth knowing what the lease itself must contain and how it renews &mdash; see our guide to the <a href=\"https:\/\/truhauz.com\/tenancy-contract-dubai\/\">Dubai tenancy contract and what the law requires<\/a>. If a notice is contested, the matter is decided at the <a href=\"https:\/\/truhauz.com\/rental-dispute-centre-dubai\/\" style=\"color:#660033;font-weight:600;\">Rental Dispute Centre<\/a>, which has exclusive jurisdiction over rent disputes in the emirate.<\/div>\n      <\/div>\n      <div>\n        <div class=\"ev-ov\">\n          <div class=\"ev-ov-head\">\n            <h3>Eviction in Dubai at a Glance<\/h3>\n            <p>The statutory essentials in one place<\/p>\n          <\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Governing law<\/span><span class=\"ev-ov-r burg\">Law No. (26) of 2007<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Amended by<\/span><span class=\"ev-ov-r\">Law No. (33) of 2008<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Eviction during the term<\/span><span class=\"ev-ov-r\">Article 25(1)<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Eviction on expiry<\/span><span class=\"ev-ov-r\">Article 25(2)<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Grounds at expiry<\/span><span class=\"ev-ov-r\">Four, closed list<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Notice at expiry<\/span><span class=\"ev-ov-r burg\">12 months minimum<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Notice for non-payment<\/span><span class=\"ev-ov-r\">30 days<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Valid service<\/span><span class=\"ev-ov-r\">Notary or registered mail<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Email \/ SMS \/ WhatsApp<\/span><span class=\"ev-ov-r\">Not sufficient<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Forum<\/span><span class=\"ev-ov-r\">Rental Disputes Center<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Re-let bar, residential<\/span><span class=\"ev-ov-r up\">2 years<\/span><\/div>\n          <div class=\"ev-ov-row\"><span class=\"ev-ov-l\">Re-let bar, non-residential<\/span><span class=\"ev-ov-r up\">3 years<\/span><\/div>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- TABLE -->\n<section class=\"evs evg\">\n  <div class=\"evc evct\">\n    <span class=\"evt\">Article 25 in Full<\/span>\n    <h2 class=\"ev-title\">Every Lawful Ground, and the Notice That Goes With It<\/h2>\n    <p class=\"ev-sub\">The grounds below are those set out in Article 25 of Law No. (26) of 2007 as amended. The distinction that matters most is the right-hand column: whether the ground allows the landlord to act during the tenancy, or only when it expires.<\/p>\n  <\/div>\n  <div class=\"evc\">\n    <div class=\"ev-table-wrap\">\n      <table class=\"ev-table\">\n        <thead>\n          <tr>\n            <th>Ground<\/th>\n            <th>Provision<\/th>\n            <th>Notice Required<\/th>\n            <th>When It Can Be Used<\/th>\n          <\/tr>\n        <\/thead>\n        <tbody>\n          <tr>\n            <td>Tenant fails to pay rent<\/td>\n            <td>Article 25(1)<\/td>\n            <td>30 days from service of a notice to pay<\/td>\n            <td><span class=\"ev-badge top\">During the term<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Sub-letting without written consent<\/td>\n            <td>Article 25(1)<\/td>\n            <td>Per the provision<\/td>\n            <td><span class=\"ev-badge top\">During the term<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Use for an illegal or immoral purpose<\/td>\n            <td>Article 25(1)<\/td>\n            <td>Per the provision<\/td>\n            <td><span class=\"ev-badge top\">During the term<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Commercial premises left vacant &mdash; 30 consecutive days, or 90 non-consecutive days in a year<\/td>\n            <td>Article 25(1)<\/td>\n            <td>Per the provision<\/td>\n            <td><span class=\"ev-badge mid\">Commercial only<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Damage to the property, or alterations that endanger its safety<\/td>\n            <td>Article 25(1)<\/td>\n            <td>Per the provision<\/td>\n            <td><span class=\"ev-badge top\">During the term<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Building at risk of collapse, certified by Dubai Municipality<\/td>\n            <td>Article 25(1)<\/td>\n            <td>Per the provision<\/td>\n            <td><span class=\"ev-badge high\">Safety ground<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Breach of the tenant&#8217;s obligations, uncured after notice<\/td>\n            <td>Article 25(1)<\/td>\n            <td>30 days from service of notice<\/td>\n            <td><span class=\"ev-badge top\">During the term<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Demolition and reconstruction of the property<\/td>\n            <td>Article 25(2)<\/td>\n            <td><strong>12 months<\/strong>, notary or registered mail<\/td>\n            <td><span class=\"ev-badge low\">On expiry only<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Major maintenance or renovation that cannot be done while occupied<\/td>\n            <td>Article 25(2)<\/td>\n            <td><strong>12 months<\/strong>, notary or registered mail<\/td>\n            <td><span class=\"ev-badge low\">On expiry only<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Owner&#8217;s personal use, or use by a first-degree relative, where the owner has no alternative suitable property<\/td>\n            <td>Article 25(2)<\/td>\n            <td><strong>12 months<\/strong>, notary or registered mail<\/td>\n            <td><span class=\"ev-badge low\">On expiry only<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td>Owner intends to sell the property<\/td>\n            <td>Article 25(2)<\/td>\n            <td><strong>12 months<\/strong>, notary or registered mail<\/td>\n            <td><span class=\"ev-badge low\">On expiry only<\/span><\/td>\n          <\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <p style=\"font-size:.78rem;color:#999;margin-top:10px;text-align:center\">Source: Article 25, Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, as amended by Law No. (33) of 2008, as published on the Government of Dubai Legislation portal (dlp.dubai.gov.ae). Retrieved 18 August 2026. Where the table states &ldquo;per the provision&rdquo;, the ground is listed in Article 25(1) but the notice mechanics are those set out in that provision and, in practice, in the Rental Disputes Center&#8217;s procedure &mdash; they are not a single fixed period across every ground.<\/p>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"evs\">\n  <div class=\"evc evct\">\n    <span class=\"evt\">Checking the Notice<\/span>\n    <h2 class=\"ev-title\">Six Things to Test on an Eviction Notice<\/h2>\n    <p class=\"ev-sub\">Whether you have received a notice or are about to serve one, these are the points on which Dubai eviction notices most often succeed or fail. Work through them in order.<\/p>\n  <\/div>\n  <div class=\"evc\">\n    <div class=\"ev-area-grid\">\n\n      <div class=\"ev-area-card\">\n        <div class=\"ev-area-head\">\n          <div class=\"ev-area-name\">Is the Reason on the List?<\/div>\n          <div class=\"ev-area-type\">Check 01 &middot; The Ground<\/div>\n        <\/div>\n        <div class=\"ev-area-body\">\n          <span class=\"ev-area-price\">4<\/span>\n          <span class=\"ev-area-unit\">grounds permitted at expiry<\/span>\n          <div class=\"ev-area-row\"><span>Demolition<\/span><span>Permitted<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Major renovation<\/span><span>Permitted<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Personal \/ family use<\/span><span>Permitted<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Intention to sell<\/span><span>Permitted<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Anything else<\/span><span>Not a ground<\/span><\/div>\n        <\/div>\n      <\/div>\n\n      <div class=\"ev-area-card\">\n        <div class=\"ev-area-head\">\n          <div class=\"ev-area-name\">Count the Twelve Months<\/div>\n          <div class=\"ev-area-type\">Check 02 &middot; The Period<\/div>\n        <\/div>\n        <div class=\"ev-area-body\">\n          <span class=\"ev-area-price\">12 mo<\/span>\n          <span class=\"ev-area-unit\">before the date of eviction<\/span>\n          <div class=\"ev-area-row\"><span>Runs from<\/span><span>Date of service<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Not from<\/span><span>Date on the letter<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Minimum<\/span><span>Not a target<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Shorter period<\/span><span>Defective<\/span><\/div>\n        <\/div>\n      <\/div>\n\n      <div class=\"ev-area-card\">\n        <div class=\"ev-area-head\">\n          <div class=\"ev-area-name\">How Was It Delivered?<\/div>\n          <div class=\"ev-area-type\">Check 03 &middot; Service<\/div>\n        <\/div>\n        <div class=\"ev-area-body\">\n          <span class=\"ev-area-price\">2<\/span>\n          <span class=\"ev-area-unit\">accepted methods<\/span>\n          <div class=\"ev-area-row\"><span>Notary Public<\/span><span>Valid<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Registered mail<\/span><span>Valid<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Email \/ SMS<\/span><span>Not sufficient<\/span><\/div>\n          <div class=\"ev-area-row\"><span>WhatsApp<\/span><span>Not sufficient<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Hand delivery<\/span><span>Not sufficient<\/span><\/div>\n        <\/div>\n      <\/div>\n\n      <div class=\"ev-area-card\">\n        <div class=\"ev-area-head\">\n          <div class=\"ev-area-name\">Does the Timing Line Up?<\/div>\n          <div class=\"ev-area-type\">Check 04 &middot; Expiry<\/div>\n        <\/div>\n        <div class=\"ev-area-body\">\n          <span class=\"ev-area-price\">Expiry<\/span>\n          <span class=\"ev-area-unit\">is when 25(2) bites<\/span>\n          <div class=\"ev-area-row\"><span>Ground type<\/span><span>Non-fault<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Takes effect<\/span><span>End of term<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Mid-term possession<\/span><span>Not on 25(2)<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Lease renews<\/span><span>Meanwhile, yes<\/span><\/div>\n        <\/div>\n      <\/div>\n\n      <div class=\"ev-area-card\">\n        <div class=\"ev-area-head\">\n          <div class=\"ev-area-name\">Personal Use: Can It Be Proved?<\/div>\n          <div class=\"ev-area-type\">Check 05 &middot; Evidence<\/div>\n        <\/div>\n        <div class=\"ev-area-body\">\n          <span class=\"ev-area-price\">25(2)<\/span>\n          <span class=\"ev-area-unit\">the most contested ground<\/span>\n          <div class=\"ev-area-row\"><span>Who may occupy<\/span><span>Owner or 1st-degree relative<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Owner must show<\/span><span>No suitable alternative<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Typical proof<\/span><span>DLD ownership statement<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Centre asks<\/span><span>Is intent genuine?<\/span><\/div>\n        <\/div>\n      <\/div>\n\n      <div class=\"ev-area-card\">\n        <div class=\"ev-area-head\">\n          <div class=\"ev-area-name\">What Happens Afterwards?<\/div>\n          <div class=\"ev-area-type\">Check 06 &middot; Article 26<\/div>\n        <\/div>\n        <div class=\"ev-area-body\">\n          <span class=\"ev-area-price\">2 \/ 3 yrs<\/span>\n          <span class=\"ev-area-unit\">residential \/ non-residential<\/span>\n          <div class=\"ev-area-row\"><span>Applies after<\/span><span>Personal-use eviction<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Landlord may not<\/span><span>Re-let to a third party<\/span><\/div>\n          <div class=\"ev-area-row\"><span>Unless<\/span><span>Tribunal sets shorter<\/span><\/div>\n          <div class=\"ev-area-row\"><span>If breached<\/span><span>Fair compensation<\/span><\/div>\n        <\/div>\n      <\/div>\n\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA STRIP -->\n<div class=\"ev-cta-strip\">\n  <div class=\"evc\">\n    <div class=\"ev-cta-in\">\n      <div>\n        <h3>Received an eviction notice, or need to serve one correctly?<\/h3>\n        <p>TruHauz advises landlords and tenants on Dubai tenancies every week &mdash; from <a href=\"https:\/\/truhauz.com\/rent-now-pay-later-dubai\/\" style=\"color:#fff!important;text-decoration:underline!important;\">rental payment structures<\/a> to <a href=\"https:\/\/truhauz.com\/service-charges-dubai\/\" style=\"color:#fff!important;text-decoration:underline!important;\">service charges<\/a>. Send us the notice and the tenancy contract and we will tell you plainly where it stands.<\/p>\n      <\/div>\n      <a href=\"https:\/\/truhauz.com\/contact\/\" class=\"evbtn\">Ask TruHauz &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- ANALYSIS -->\n<section class=\"evs evdk\">\n  <div class=\"evc evct\">\n    <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:16px;\">Where Notices Fail<\/span>\n    <h2 class=\"ev-title white\">Ground, Period, Service &mdash; and Then the Centre<\/h2>\n    <p class=\"ev-sub white\" style=\"margin:0 auto 48px;\">A valid Article 25(2) notice has to clear three separate hurdles, and a failure at any one of them is enough. What follows is how each is tested in practice, and what the twelve months actually lead to.<\/p>\n  <\/div>\n  <div class=\"evc\">\n    <div class=\"ev-forecast\">\n      <div class=\"ev-fc\">\n        <span class=\"ev-fc-val\">Ground<\/span>\n        <h4>It Must Be One of the Four<\/h4>\n        <p>Demolition and reconstruction, major maintenance that cannot be done with the tenant in place, personal use by the owner or a first-degree relative, or intention to sell. The notice should say which one it relies on. A notice that gives no reason, or a reason outside the list, is asking the Centre to enforce something the statute does not provide for.<\/p>\n      <\/div>\n      <div class=\"ev-fc\">\n        <span class=\"ev-fc-val\">Period<\/span>\n        <h4>Twelve Months, From Service<\/h4>\n        <p>The law requires the tenant to be notified of the reasons at least twelve months before the date of eviction. The clock starts when the notice is served, which is why the notary stamp or the registered-mail record matters as much as the letter. Landlords who date a notice generously but serve it late are counting from the wrong day.<\/p>\n      <\/div>\n      <div class=\"ev-fc\">\n        <span class=\"ev-fc-val\">Service<\/span>\n        <h4>Notary Public or Registered Mail<\/h4>\n        <p>The statute names the channels. A notice that never went through one of them is vulnerable however plainly the tenant read it, because the landlord will struggle to prove the date on which the twelve months began. This is the most common and the most avoidable defect in Dubai eviction notices.<\/p>\n      <\/div>\n    <\/div>\n    <div style=\"background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.15);border-radius:12px;padding:22px 24px;margin-top:32px;font-size:.93rem;color:rgba(255,255,255,.78)!important;line-height:1.75;\">\n      <strong style=\"color:#fff!important;\">The bottom line:<\/strong> personal use is the ground most often relied on and the ground most often tested, because it is the one most open to being used as a pretext. Writing on Article 25(2) in May 2025, Mohamed Adel of HAS Law described the Rental Disputes Center as examining whether the landlord genuinely intends to occupy the property, whether the landlord owns a comparable alternative unit, and whether the eviction is a pretext to get around rent controls &mdash; with the absence of a suitable alternative typically evidenced by an official ownership statement from the Dubai Land Department. Article 26 then supplies the consequence: after a personal-use eviction the landlord may not re-let to a third party for at least two years for residential property or three for non-residential, unless the tribunal sets a shorter period, and a tenant who finds the property back on the market inside that window may claim fair compensation. If the twelve months expire and there is no agreement, the landlord&#8217;s route to possession runs through the Rental Disputes Center, whose fee schedule and procedure we set out in our <a href=\"https:\/\/truhauz.com\/tenant-not-paying-rent-dubai\/\" style=\"color:#fff!important;text-decoration:underline!important;\">landlord&#8217;s guide to non-payment cases<\/a>. Self-help &mdash; changing locks, cutting utilities, removing belongings &mdash; is not a shortcut but a liability.\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FAQ -->\n<section class=\"evs evg\">\n  <div class=\"evc evct\">\n    <span class=\"evt\">FAQ<\/span>\n    <h2 class=\"ev-title\">Frequently Asked Questions<\/h2>\n    <p class=\"ev-sub\">The questions Dubai tenants and landlords ask most often once a notice has been served.<\/p>\n  <\/div>\n  <div class=\"evc\">\n    <div class=\"ev-faq-list\">\n      <div class=\"ev-faq-item\">\n        <div class=\"ev-faq-q\" onclick=\"evFaq(this)\">How much notice must a landlord give to evict a tenant in Dubai?<span class=\"ev-faq-icon\">+<\/span><\/div>\n        <div class=\"ev-faq-a\">Where the landlord wants the property back at the end of the tenancy \u2014 rather than because the tenant has breached the lease \u2014 the final paragraph of Article 25(2) of Law No. (26) of 2007, as amended by Law No. (33) of 2008, requires the landlord to notify the tenant of the reasons for eviction at least twelve months before the date of eviction. That notice must be served through the Notary Public or by registered mail. Twelve months is a floor, not a target: it runs from the date the notice is actually served, not from the date it was written or dated.<\/div>\n      <\/div>\n      <div class=\"ev-faq-item\">\n        <div class=\"ev-faq-q\" onclick=\"evFaq(this)\">What are the only lawful reasons to evict a tenant at the end of a lease in Dubai?<span class=\"ev-faq-icon\">+<\/span><\/div>\n        <div class=\"ev-faq-a\">Article 25(2) sets out a closed list of four grounds. The owner wants to demolish the property and rebuild. The property requires major maintenance or renovation that cannot be carried out while the tenant is in occupation. The owner wants the property for personal use, or for use by a first-degree relative, and does not own an alternative suitable property. Or the owner intends to sell the property. A landlord who relies on any reason outside that list \u2014 wanting a higher rent, disliking the tenant, or simply preferring a different occupant \u2014 has no lawful ground for eviction at expiry.<\/div>\n      <\/div>\n      <div class=\"ev-faq-item\">\n        <div class=\"ev-faq-q\" onclick=\"evFaq(this)\">Is an eviction notice sent by email or WhatsApp valid in Dubai?<span class=\"ev-faq-icon\">+<\/span><\/div>\n        <div class=\"ev-faq-a\">No. The law specifies the method of service, not merely the fact of it. An Article 25(2) eviction notice must reach the tenant through the Notary Public or by registered mail. A message sent by email, SMS or WhatsApp, a letter handed over in person, or a note left under the door does not meet the statutory standard on its own, however clearly it is worded and however plainly the tenant received it. Service is the element landlords most often get wrong, and it is the element most easily proved or disproved at the Rental Disputes Center.<\/div>\n      <\/div>\n      <div class=\"ev-faq-item\">\n        <div class=\"ev-faq-q\" onclick=\"evFaq(this)\">Can a landlord evict a tenant in Dubai to sell the property?<span class=\"ev-faq-icon\">+<\/span><\/div>\n        <div class=\"ev-faq-a\">Yes \u2014 intention to sell is one of the four grounds in Article 25(2). But it carries the same twelve-month notarised notice requirement as the other three, and the sale itself does not shorten it. It is also worth knowing what a sale does not do. Law No. (26) of 2007 provides that transferring ownership of the property to a new owner does not affect the tenant\u2019s right to continue to occupy it. A new owner inherits the tenancy; buying a tenanted building is not in itself a route to vacant possession, which is why the tenancy position is something both sellers and buyers should establish early in a Dubai transaction.<\/div>\n      <\/div>\n      <div class=\"ev-faq-item\">\n        <div class=\"ev-faq-q\" onclick=\"evFaq(this)\">What happens if my landlord evicts me for personal use and then re-lets the property?<span class=\"ev-faq-icon\">+<\/span><\/div>\n        <div class=\"ev-faq-a\">Article 26 addresses this directly. Where the tribunal awards the landlord possession of the property for personal use or for use by a first-degree relative, the landlord may not rent that property to a third party before the lapse of at least two years from the date of possession for residential property, and three years for non-residential property, unless the tribunal sets a shorter period. If the landlord breaks that restriction, the tenant may ask the tribunal to award fair compensation. The provision exists precisely because personal use is the ground most open to being used as a pretext.<\/div>\n      <\/div>\n      <div class=\"ev-faq-item\">\n        <div class=\"ev-faq-q\" onclick=\"evFaq(this)\">Do I have to move out when the 12-month eviction notice expires?<span class=\"ev-faq-icon\">+<\/span><\/div>\n        <div class=\"ev-faq-a\">A notice is a step in a process, not an order. When the twelve months run out, the landlord who still wants possession and does not have the tenant\u2019s agreement must bring a case before the Rental Disputes Center, and it is the Centre \u2014 through its enforcement arm \u2014 that orders and carries out an eviction. A landlord may not change the locks, cut the electricity or water, or remove a tenant\u2019s belongings to force the issue. Equally, a tenant should not treat a defective notice as something that can simply be ignored: the sounder course is to put the defect on the record and, if necessary, contest the case when it is filed.<\/div>\n      <\/div>\n    <\/div>\n    <p style=\"font-size:.78rem;color:#999;margin-top:26px;text-align:center;max-width:800px;margin-left:auto;margin-right:auto;\"><strong>General information, not legal advice.<\/strong> This guide summarises publicly available provisions of Dubai Law No. (26) of 2007 as amended by Law No. (33) of 2008, as published on the Government of Dubai Legislation portal and retrieved on 18 August 2026, together with commentary retrieved the same day from Khaleej Times (Ashish Mehta, 8 February 2026), HAS Law (Mohamed Adel, 22 May 2025), Property Finder (27 April 2026) and Keyper (15 May 2025). Individual cases turn on their own documents and facts, and provisions may be amended. Take qualified legal advice before acting on, contesting or serving an eviction notice.<\/p>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"ev-contact\" id=\"ev-contact\">\n  <div class=\"evc\">\n    <div class=\"ev-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Talk to TruHauz<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Get the Notice Checked Before You Act<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tenants: before you commit to moving, it is worth knowing whether the notice you hold is actually valid. Landlords: it is far cheaper to serve one correct notice than to discover twelve months later that yours does not stand. Send us the document and the tenancy contract.<\/p>\n        <div class=\"ev-ci\"><span>&#128222;<\/span><span class=\"ev-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Phone \/ WhatsApp<\/strong><a href=\"tel:+971529715488\">+971 52 971 5488<\/a><\/span><\/div>\n        <div class=\"ev-ci\"><span>&#128231;<\/span><span class=\"ev-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Email<\/strong><a href=\"mailto:info@truhauz.com\">info@truhauz.com<\/a><\/span><\/div>\n        <div class=\"ev-ci\"><span>&#127970;<\/span><span class=\"ev-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">RERA Licensed<\/strong><span>60838 &mdash; Dubai, UAE<\/span><\/span><\/div>\n        <div style=\"margin-top:24px;\"><a href=\"https:\/\/truhauz.com\/contact\/\" class=\"evbg\">Get in Touch &rarr;<\/a><\/div>\n      <\/div>\n      <div class=\"ev-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"ev-footer-strip\">\n  &copy; 2026 TruHauz Real Estate &middot; RERA Reg. 60838 &middot; Dubai, UAE<br>\n  <a href=\"https:\/\/truhauz.com\/buy\/\">Buy<\/a> &middot; <a href=\"https:\/\/truhauz.com\/status\/off-plan\/\">Off Plan<\/a> &middot; <a href=\"https:\/\/truhauz.com\/golden-visa\/\">Golden Visa<\/a> &middot; <a href=\"https:\/\/truhauz.com\/mortgage-guide\/\">Mortgage Guide<\/a>\n<\/div>\n\n<\/div><!-- end .ev -->\n\n<script>\nfunction evFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('ev-open');document.querySelectorAll('.ev-faq-item.ev-open').forEach(function(i){i.classList.remove('ev-open');});if(!wasOpen)item.classList.add('ev-open');}\n(function(){function init(){var w=document.querySelector('.ev');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\n\n\n\n<script type=\"application\/ld+json\">{\n \"@context\": \"https:\/\/schema.org\",\n \"@type\": \"FAQPage\",\n \"@id\": \"https:\/\/truhauz.com\/eviction-notice-dubai\/#faq\",\n \"url\": \"https:\/\/truhauz.com\/eviction-notice-dubai\/\",\n \"mainEntity\": [\n  {\n   \"@type\": \"Question\",\n   \"name\": \"How much notice must a landlord give to evict a tenant in Dubai?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"Where the landlord wants the property back at the end of the tenancy \u2014 rather than because the tenant has breached the lease \u2014 the final paragraph of Article 25(2) of Law No. (26) of 2007, as amended by Law No. (33) of 2008, requires the landlord to notify the tenant of the reasons for eviction at least twelve months before the date of eviction. That notice must be served through the Notary Public or by registered mail. Twelve months is a floor, not a target: it runs from the date the notice is actually served, not from the date it was written or dated.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"What are the only lawful reasons to evict a tenant at the end of a lease in Dubai?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"Article 25(2) sets out a closed list of four grounds. The owner wants to demolish the property and rebuild. The property requires major maintenance or renovation that cannot be carried out while the tenant is in occupation. The owner wants the property for personal use, or for use by a first-degree relative, and does not own an alternative suitable property. Or the owner intends to sell the property. A landlord who relies on any reason outside that list \u2014 wanting a higher rent, disliking the tenant, or simply preferring a different occupant \u2014 has no lawful ground for eviction at expiry.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"Is an eviction notice sent by email or WhatsApp valid in Dubai?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"No. The law specifies the method of service, not merely the fact of it. An Article 25(2) eviction notice must reach the tenant through the Notary Public or by registered mail. A message sent by email, SMS or WhatsApp, a letter handed over in person, or a note left under the door does not meet the statutory standard on its own, however clearly it is worded and however plainly the tenant received it. Service is the element landlords most often get wrong, and it is the element most easily proved or disproved at the Rental Disputes Center.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"Can a landlord evict a tenant in Dubai to sell the property?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"Yes \u2014 intention to sell is one of the four grounds in Article 25(2). But it carries the same twelve-month notarised notice requirement as the other three, and the sale itself does not shorten it. It is also worth knowing what a sale does not do. Law No. (26) of 2007 provides that transferring ownership of the property to a new owner does not affect the tenant\u2019s right to continue to occupy it. A new owner inherits the tenancy; buying a tenanted building is not in itself a route to vacant possession, which is why the tenancy position is something both sellers and buyers should establish early in a Dubai transaction.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"What happens if my landlord evicts me for personal use and then re-lets the property?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"Article 26 addresses this directly. Where the tribunal awards the landlord possession of the property for personal use or for use by a first-degree relative, the landlord may not rent that property to a third party before the lapse of at least two years from the date of possession for residential property, and three years for non-residential property, unless the tribunal sets a shorter period. If the landlord breaks that restriction, the tenant may ask the tribunal to award fair compensation. The provision exists precisely because personal use is the ground most open to being used as a pretext.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"Do I have to move out when the 12-month eviction notice expires?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"A notice is a step in a process, not an order. When the twelve months run out, the landlord who still wants possession and does not have the tenant\u2019s agreement must bring a case before the Rental Disputes Center, and it is the Centre \u2014 through its enforcement arm \u2014 that orders and carries out an eviction. A landlord may not change the locks, cut the electricity or water, or remove a tenant\u2019s belongings to force the issue. Equally, a tenant should not treat a defective notice as something that can simply be ignored: the sounder course is to put the defect on the record and, if necessary, contest the case when it is filed.\"\n   }\n  }\n ]\n}<\/script>\n\n","protected":false},"excerpt":{"rendered":"<p>An eviction notice in Dubai must rest on one of four lawful grounds, give twelve months, and be served through the Notary Public or registered mail. Here is how to test yours against Article 25.<\/p>","protected":false},"author":12,"featured_media":35533,"comment_status":"open","ping_status":"0","sticky":false,"template":"","format":"standard","meta":{"_joinchat":[],"footnotes":""},"categories":[5],"tags":[],"class_list":["post-37955","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-dubai-real-estate-news"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.3 (Yoast SEO v28.3) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Eviction Notice Dubai: The 12-Month Rule Explained<\/title>\n<meta name=\"description\" content=\"An eviction notice in Dubai needs a lawful ground, 12 months&#039; notice and notarised service. Check yours against Article 25 before you pack or serve one.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/truhauz.com\/ru\/eviction-notice-dubai\/\" \/>\n<meta property=\"og:locale\" content=\"ru_RU\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Eviction Notice Dubai: The 12-Month Rule and When a Notice Is Not Valid\" \/>\n<meta property=\"og:description\" content=\"An eviction notice in Dubai needs a lawful ground, 12 months&#039; notice and notarised service. Check yours against Article 25 before you pack or serve one.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/truhauz.com\/ru\/eviction-notice-dubai\/\" \/>\n<meta property=\"og:site_name\" content=\"Dubai Real Estate - Apartments, Villas, Townhouses, Penthouses | TruHauz\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/profile.php?id=61575393084920\" \/>\n<meta property=\"article:published_time\" content=\"2026-08-18T05:19:50+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-08-19T05:25:57+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/02\/rental-property.png\" \/>\n\t<meta property=\"og:image:width\" content=\"512\" \/>\n\t<meta property=\"og:image:height\" content=\"512\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/png\" \/>\n<meta name=\"author\" content=\"truhauz\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"\u041d\u0430\u043f\u0438\u0441\u0430\u043d\u043e \u0430\u0432\u0442\u043e\u0440\u043e\u043c\" \/>\n\t<meta name=\"twitter:data1\" content=\"truhauz\" \/>\n\t<meta name=\"twitter:label2\" content=\"\u041f\u0440\u0438\u043c\u0435\u0440\u043d\u043e\u0435 \u0432\u0440\u0435\u043c\u044f \u0434\u043b\u044f \u0447\u0442\u0435\u043d\u0438\u044f\" \/>\n\t<meta name=\"twitter:data2\" content=\"14 \u043c\u0438\u043d\u0443\u0442\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/\"},\"author\":{\"name\":\"truhauz\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/#\\\/schema\\\/person\\\/50769a1c781743fab3efdf2d2212bfc6\"},\"headline\":\"Eviction Notice Dubai: The 12-Month Rule and When a Notice Is Not Valid\",\"datePublished\":\"2026-08-18T05:19:50+00:00\",\"dateModified\":\"2026-08-19T05:25:57+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/\"},\"wordCount\":2759,\"commentCount\":0,\"publisher\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/#organization\"},\"image\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/truhauz.com\\\/wp-content\\\/uploads\\\/2026\\\/02\\\/rental-property.png\",\"articleSection\":[\"Dubai Real Estate News\"],\"inLanguage\":\"ru-RU\",\"potentialAction\":[{\"@type\":\"CommentAction\",\"name\":\"Comment\",\"target\":[\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#respond\"]}]},{\"@type\":\"WebPage\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/\",\"url\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/\",\"name\":\"Eviction Notice Dubai: The 12-Month Rule Explained\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/#website\"},\"primaryImageOfPage\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#primaryimage\"},\"image\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/truhauz.com\\\/wp-content\\\/uploads\\\/2026\\\/02\\\/rental-property.png\",\"datePublished\":\"2026-08-18T05:19:50+00:00\",\"dateModified\":\"2026-08-19T05:25:57+00:00\",\"description\":\"An eviction notice in Dubai needs a lawful ground, 12 months' notice and notarised service. Check yours against Article 25 before you pack or serve one.\",\"breadcrumb\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#breadcrumb\"},\"inLanguage\":\"ru-RU\",\"potentialAction\":[{\"@type\":\"ReadAction\",\"target\":[\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/\"]}]},{\"@type\":\"ImageObject\",\"inLanguage\":\"ru-RU\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#primaryimage\",\"url\":\"https:\\\/\\\/truhauz.com\\\/wp-content\\\/uploads\\\/2026\\\/02\\\/rental-property.png\",\"contentUrl\":\"https:\\\/\\\/truhauz.com\\\/wp-content\\\/uploads\\\/2026\\\/02\\\/rental-property.png\",\"width\":512,\"height\":512,\"caption\":\"Buyer Guide\"},{\"@type\":\"BreadcrumbList\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/eviction-notice-dubai\\\/#breadcrumb\",\"itemListElement\":[{\"@type\":\"ListItem\",\"position\":1,\"name\":\"Home\",\"item\":\"https:\\\/\\\/truhauz.com\\\/\"},{\"@type\":\"ListItem\",\"position\":2,\"name\":\"Eviction Notice Dubai: The 12-Month Rule and When a Notice Is Not Valid\"}]},{\"@type\":\"WebSite\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/#website\",\"url\":\"https:\\\/\\\/truhauz.com\\\/\",\"name\":\"TruHauz\",\"description\":\"\",\"publisher\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/#organization\"},\"potentialAction\":[{\"@type\":\"SearchAction\",\"target\":{\"@type\":\"EntryPoint\",\"urlTemplate\":\"https:\\\/\\\/truhauz.com\\\/?s={search_term_string}\"},\"query-input\":{\"@type\":\"PropertyValueSpecification\",\"valueRequired\":true,\"valueName\":\"search_term_string\"}}],\"inLanguage\":\"ru-RU\"},{\"@type\":\"Organization\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/#organization\",\"name\":\"TruHauz\",\"url\":\"https:\\\/\\\/truhauz.com\\\/\",\"logo\":{\"@type\":\"ImageObject\",\"inLanguage\":\"ru-RU\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/#\\\/schema\\\/logo\\\/image\\\/\",\"url\":\"https:\\\/\\\/truhauz.com\\\/wp-content\\\/uploads\\\/2026\\\/08\\\/truhauz-logo.png\",\"contentUrl\":\"https:\\\/\\\/truhauz.com\\\/wp-content\\\/uploads\\\/2026\\\/08\\\/truhauz-logo.png\",\"width\":2498,\"height\":676,\"caption\":\"TruHauz\"},\"image\":{\"@id\":\"https:\\\/\\\/truhauz.com\\\/#\\\/schema\\\/logo\\\/image\\\/\"},\"sameAs\":[\"https:\\\/\\\/www.facebook.com\\\/profile.php?id=61575393084920\",\"https:\\\/\\\/www.instagram.com\\\/truhauz\",\"https:\\\/\\\/www.linkedin.com\\\/company\\\/truhauz\\\/\",\"https:\\\/\\\/www.tiktok.com\\\/@truhauz\",\"https:\\\/\\\/www.youtube.com\\\/@TruHauz\"]},{\"@type\":\"Person\",\"@id\":\"https:\\\/\\\/truhauz.com\\\/#\\\/schema\\\/person\\\/50769a1c781743fab3efdf2d2212bfc6\",\"name\":\"truhauz\",\"image\":{\"@type\":\"ImageObject\",\"inLanguage\":\"ru-RU\",\"@id\":\"https:\\\/\\\/secure.gravatar.com\\\/avatar\\\/f89f987a474600dfc5ece0c935a9215f4d8a977472c5f05ef84053928b250b20?s=96&d=mm&r=g\",\"url\":\"https:\\\/\\\/secure.gravatar.com\\\/avatar\\\/f89f987a474600dfc5ece0c935a9215f4d8a977472c5f05ef84053928b250b20?s=96&d=mm&r=g\",\"contentUrl\":\"https:\\\/\\\/secure.gravatar.com\\\/avatar\\\/f89f987a474600dfc5ece0c935a9215f4d8a977472c5f05ef84053928b250b20?s=96&d=mm&r=g\",\"caption\":\"truhauz\"}}]}<\/script>\n<!-- \/ Yoast SEO Premium plugin. -->","yoast_head_json":{"title":"Eviction Notice Dubai: The 12-Month Rule Explained","description":"An eviction notice in Dubai needs a lawful ground, 12 months' notice and notarised service. Check yours against Article 25 before you pack or serve one.","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/truhauz.com\/ru\/eviction-notice-dubai\/","og_locale":"ru_RU","og_type":"article","og_title":"Eviction Notice Dubai: The 12-Month Rule and When a Notice Is Not Valid","og_description":"An eviction notice in Dubai needs a lawful ground, 12 months' notice and notarised service. Check yours against Article 25 before you pack or serve one.","og_url":"https:\/\/truhauz.com\/ru\/eviction-notice-dubai\/","og_site_name":"Dubai Real Estate - Apartments, Villas, Townhouses, Penthouses | TruHauz","article_publisher":"https:\/\/www.facebook.com\/profile.php?id=61575393084920","article_published_time":"2026-08-18T05:19:50+00:00","article_modified_time":"2026-08-19T05:25:57+00:00","og_image":[{"width":512,"height":512,"url":"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/02\/rental-property.png","type":"image\/png"}],"author":"truhauz","twitter_card":"summary_large_image","twitter_misc":{"\u041d\u0430\u043f\u0438\u0441\u0430\u043d\u043e \u0430\u0432\u0442\u043e\u0440\u043e\u043c":"truhauz","\u041f\u0440\u0438\u043c\u0435\u0440\u043d\u043e\u0435 \u0432\u0440\u0435\u043c\u044f \u0434\u043b\u044f \u0447\u0442\u0435\u043d\u0438\u044f":"14 \u043c\u0438\u043d\u0443\u0442"},"schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"Article","@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/#article","isPartOf":{"@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/"},"author":{"name":"truhauz","@id":"https:\/\/truhauz.com\/#\/schema\/person\/50769a1c781743fab3efdf2d2212bfc6"},"headline":"Eviction Notice Dubai: The 12-Month Rule and When a Notice Is Not Valid","datePublished":"2026-08-18T05:19:50+00:00","dateModified":"2026-08-19T05:25:57+00:00","mainEntityOfPage":{"@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/"},"wordCount":2759,"commentCount":0,"publisher":{"@id":"https:\/\/truhauz.com\/#organization"},"image":{"@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/#primaryimage"},"thumbnailUrl":"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/02\/rental-property.png","articleSection":["Dubai Real Estate News"],"inLanguage":"ru-RU","potentialAction":[{"@type":"CommentAction","name":"Comment","target":["https:\/\/truhauz.com\/eviction-notice-dubai\/#respond"]}]},{"@type":"WebPage","@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/","url":"https:\/\/truhauz.com\/eviction-notice-dubai\/","name":"Eviction Notice Dubai: The 12-Month Rule Explained","isPartOf":{"@id":"https:\/\/truhauz.com\/#website"},"primaryImageOfPage":{"@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/#primaryimage"},"image":{"@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/#primaryimage"},"thumbnailUrl":"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/02\/rental-property.png","datePublished":"2026-08-18T05:19:50+00:00","dateModified":"2026-08-19T05:25:57+00:00","description":"An eviction notice in Dubai needs a lawful ground, 12 months' notice and notarised service. Check yours against Article 25 before you pack or serve one.","breadcrumb":{"@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/#breadcrumb"},"inLanguage":"ru-RU","potentialAction":[{"@type":"ReadAction","target":["https:\/\/truhauz.com\/eviction-notice-dubai\/"]}]},{"@type":"ImageObject","inLanguage":"ru-RU","@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/#primaryimage","url":"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/02\/rental-property.png","contentUrl":"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/02\/rental-property.png","width":512,"height":512,"caption":"Buyer Guide"},{"@type":"BreadcrumbList","@id":"https:\/\/truhauz.com\/eviction-notice-dubai\/#breadcrumb","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https:\/\/truhauz.com\/"},{"@type":"ListItem","position":2,"name":"Eviction Notice Dubai: The 12-Month Rule and When a Notice Is Not Valid"}]},{"@type":"WebSite","@id":"https:\/\/truhauz.com\/#website","url":"https:\/\/truhauz.com\/","name":"TruHauz","description":"","publisher":{"@id":"https:\/\/truhauz.com\/#organization"},"potentialAction":[{"@type":"SearchAction","target":{"@type":"EntryPoint","urlTemplate":"https:\/\/truhauz.com\/?s={search_term_string}"},"query-input":{"@type":"PropertyValueSpecification","valueRequired":true,"valueName":"search_term_string"}}],"inLanguage":"ru-RU"},{"@type":"Organization","@id":"https:\/\/truhauz.com\/#organization","name":"TruHauz","url":"https:\/\/truhauz.com\/","logo":{"@type":"ImageObject","inLanguage":"ru-RU","@id":"https:\/\/truhauz.com\/#\/schema\/logo\/image\/","url":"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/08\/truhauz-logo.png","contentUrl":"https:\/\/truhauz.com\/wp-content\/uploads\/2026\/08\/truhauz-logo.png","width":2498,"height":676,"caption":"TruHauz"},"image":{"@id":"https:\/\/truhauz.com\/#\/schema\/logo\/image\/"},"sameAs":["https:\/\/www.facebook.com\/profile.php?id=61575393084920","https:\/\/www.instagram.com\/truhauz","https:\/\/www.linkedin.com\/company\/truhauz\/","https:\/\/www.tiktok.com\/@truhauz","https:\/\/www.youtube.com\/@TruHauz"]},{"@type":"Person","@id":"https:\/\/truhauz.com\/#\/schema\/person\/50769a1c781743fab3efdf2d2212bfc6","name":"\u0442\u0440\u0443\u0445\u0430\u0443\u0441","image":{"@type":"ImageObject","inLanguage":"ru-RU","@id":"https:\/\/secure.gravatar.com\/avatar\/f89f987a474600dfc5ece0c935a9215f4d8a977472c5f05ef84053928b250b20?s=96&d=mm&r=g","url":"https:\/\/secure.gravatar.com\/avatar\/f89f987a474600dfc5ece0c935a9215f4d8a977472c5f05ef84053928b250b20?s=96&d=mm&r=g","contentUrl":"https:\/\/secure.gravatar.com\/avatar\/f89f987a474600dfc5ece0c935a9215f4d8a977472c5f05ef84053928b250b20?s=96&d=mm&r=g","caption":"truhauz"}}]}},"_links":{"self":[{"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/posts\/37955","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/users\/12"}],"replies":[{"embeddable":true,"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/comments?post=37955"}],"version-history":[{"count":4,"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/posts\/37955\/revisions"}],"predecessor-version":[{"id":37984,"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/posts\/37955\/revisions\/37984"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/media\/35533"}],"wp:attachment":[{"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/media?parent=37955"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/categories?post=37955"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/truhauz.com\/ru\/wp-json\/wp\/v2\/tags?post=37955"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}