UAE Property: Can I Be Evicted If My Apartment Is Switched to a Short-Term Rental?

The allure of the short-term rental market, popularized globally by platforms like Airbnb, has placed immense pressure on long-term tenancy security across the United Arab Emirates. For tenants holding a standard lease, the specter of eviction, often disguised under legitimate-sounding clauses such as personal use or property sale, looms large when property owners calculate the superior daily or weekly income derived from holiday lets. Understanding the contemporary legal landscape, as shaped by significant regulatory shifts and landmark judicial decisions in 2024 and 2025, is paramount for any resident seeking to defend their right to occupancy.

The core question—”Can I be evicted if my apartment is switched to a short-term rental?”—requires an answer rooted not just in contract law, but in the protective framework established by authorities like the Dubai Land Department (DLD) and the Rental Dispute Settlement Centre (RDSC). As of November 2025, while direct short-term rental conversion is a clear area of regulatory focus, the legal battleground often centers on whether the landlord’s stated reason for eviction constitutes bad faith.

The Legal Distinction: Legitimate Eviction vs. Commercial Misconduct

UAE tenancy law, particularly in Dubai, is designed to afford significant stability to long-term tenants. A landlord cannot unilaterally terminate a lease simply because market conditions have changed or a more profitable use has emerged. Eviction is only permissible under strictly defined circumstances, and these grounds must be demonstrably genuine.

Statutory Grounds for Eviction Under 2025 Regulations

For a landlord to legally seek possession of a property occupied by a tenant with a valid, registered tenancy contract (such as Ejari in Dubai), the grounds are generally limited to:

• Personal Use: The landlord, or a first-degree relative, genuinely requires the property for their own residency.
• Sale of the Property: The intention to sell the property, provided the tenant is notified appropriately prior to the sale completion.
• Major Renovation or Demolition: Necessary structural works or rebuilding that make the property uninhabitable or require vacant possession.
• Breach of Contract: Serious violations such as non-payment of rent (after a 30-day written notice) or unauthorized subletting.

Crucially, for evictions based on personal use, sale, or major renovation, the statutory notice period is a mandatory twelve (12) months, which must be served via formal channels like a Notary Public or registered mail to be legally valid.

The Short-Term Rental Conversion Trap

The threat arises when a landlord serves the 12-month notice claiming personal use, yet the tenant suspects the true motive is to convert the unit into a high-yield short-term rental. Under the amended tenancy law in Dubai, there is a critical safeguard against this:

• Re-letting Penalty: If a landlord successfully evicts a tenant on the grounds of personal use, they are legally barred from renting that residential property to anyone else for a minimum period of two years. For commercial properties, this period extends to three years.

A landlord’s failure to adhere to this mandatory waiting period by re-letting the property—whether on a long-term contract or, more profitably, via short-term platforms—is considered a breach of good faith, opening them up to significant legal repercussions from the evicted tenant. Furthermore, the rise of short-term rentals has prompted new oversight in 2025, with unauthorized Airbnb-style listings by tenants already being grounds for eviction, indicating a tightening regulatory grip on non-traditional occupancy.

The Financial Implications of Displacement

The decision to contest an eviction, even one supported by a notice, is often driven by the stark financial disparity between the tenant’s current, long-term rental rate and the potential monthly income the landlord stands to gain from the short-term market. This disparity provides the essential context for arguing bad faith before the RDSC.

Analyzing Potential Financial Loss from Rent Disparity

While a simple comparison of rents does not automatically invalidate a landlord’s right to evict for personal use, it becomes a powerful piece of circumstantial evidence when coupled with contradictory actions. For example, if the annual rent paid by the incumbent tenant is demonstrably far below the market rate achievable through daily lets—a common scenario in rapidly appreciating areas—this underscores the landlord’s commercial motive. [cite: Provided text]

Tenants challenging an eviction must work with legal counsel to frame this disparity, showing that the potential gain from a commercial venture (short-term letting) significantly outweighs the stated personal need. If evidence emerges showing the property was listed online for short-term lets while the eviction notice was pending or shortly after the tenant vacated—rather than being occupied by the owner—this financial evidence strongly suggests the initial notice was issued in bad faith to facilitate a commercial pivot. [cite: Provided text]

Compensation Rights Following Successful Eviction Challenges

Should a tenant successfully argue before the RDSC that the eviction was wrongful—proving the “personal use” clause was a sham—the remedy extends well beyond simply being allowed to remain in the property. The system is explicitly designed to penalize landlords who abuse procedural rights for financial gain. [cite: Provided text]

In cases where a tenant was forced to vacate and secure new, often more expensive, accommodation, a successful appeal can lead to substantial financial compensation or damages awarded by the court. Landmark rulings in 2025 underscore the severity of such misconduct. For instance, recent judgments have seen courts order landlords to pay compensation figures equating to three times the annual rent, or amounts such as AED 700,000, after proving the eviction was unlawful through manipulated legal procedures.

This financial remedy is comprehensive, potentially covering:

• The difference in rental costs between the old and new accommodation over a set period.
• All legal fees incurred during the challenge and compensation suit.
• Other related expenses, which can include temporary accommodation costs (e.g., hotel bills) and assessment for emotional distress endured.

This robust compensation mechanism serves as the most effective deterrent against landlords attempting to circumvent rent control or tenure security to capitalize on the short-term rental boom.

Proactive Measures for Tenancy Security in a Fluid Market

Given the evolving nature of UAE property regulations and the ever-present attractiveness of the short-term market, tenants must adopt forward-thinking, documented strategies to fortify their occupancy rights from the very beginning of their tenancy.

Scrutinizing Lease Clauses Before Signing

The initial contract review is the most vital defense mechanism. Prospective tenants must meticulously examine every clause, paying keen attention to those related to subletting, specific property use restrictions, and, most critically, the landlord’s right of entry or termination for personal use. While overarching UAE law dictates the final standard, any specific contractual amendments regarding the landlord’s ability to change the property’s use must be clearly understood and agreed upon, ideally with professional legal consultation before signing.

The Absolute Necessity of Ejari Registration: In Dubai, the Ejari system (meaning “my rent”) is the legal backbone of the relationship. Registering the tenancy contract is mandatory; without it, the lease is not officially recognized by the government, and neither party can enforce the contract through the RDSC in case of a dispute. Any ambiguity in the contract, or any understanding regarding the landlord’s future intentions, must be resolved in writing before the agreement is formalized and Ejari registered, ideally within seven days of signing.

Maintaining a Comprehensive Digital Archive of Communications

A tenant’s ability to defend their position in any dispute relies entirely on documented proof. The current trend toward digitalization in property management means that digital records are now central to legal proceedings.

Tenants must preserve meticulously:

• All formal notices received from the landlord.
• Rent payment confirmations, preferably via traceable channels like bank transfers, as opposed to cash.
• Any correspondence related to lease renewal negotiations.

If a landlord issues a vague notice or hints at property conversion, the tenant must respond formally, in writing (via registered mail or an acknowledged electronic means), seeking immediate written clarification regarding their status under the existing, Ejari-registered agreement. [cite: Provided text] Such documentation solidifies the tenant’s position that they have acted in good faith, met all financial obligations, and are adhering to their contractual commitment, thereby placing the onus of legal compliance squarely on the property owner seeking to change the established terms of occupancy for commercial advantage. This preparedness is the most effective shield against unexpected eviction threats stemming from market trends like the short-term rental boom in the UAE real estate sector as of 2025. [cite: Provided text]