Legality of landlord cutting utilities
Landlord cutting utilities to force a tenant out is unlawful in the United Arab Emirates, legal experts say, under rules set out in Federal Decree-Law No. 25 of 2025. The law, effective June 1, 2026, and applicable local rental regulations require landlords to preserve a tenant’s right to enjoy the rented property during the tenancy. Therefore, self-help measures such as shutting off electricity or water are not a lawful eviction method.
Who, what, when and where: the immediate facts
Attorney Omar Al Awadhi explained that a landlord who disables essential services to pressure a tenant risks civil liability. The decree-law governs landlord and tenant obligations across the UAE, while individual emirates retain implementing rules that outline valid grounds and procedures for tenant eviction. If a tenant fails to pay rent or another lawful ground for eviction exists, the landlord must follow statutory notice and judicial or tribunal procedures instead of imposing the situation on the ground.
What Federal Decree-Law No. 25 of 2025 requires
The 2025 Civil Transactions Law establishes core principles for lease contracts, including the landlord’s duty to enable uninterrupted use of the leased premises for the duration that the contract and law allow. According to the decree-law, the landlord may not take actions that prevent the tenant from enjoying the property. Local rental dispute committees and courts remain the competent forums to adjudicate nonpayment and other tenancy disputes, the legislation and official summaries indicate.
How to handle a rental dispute without resorting to pressure tactics
Landlords should begin with formal notice and then initiate proceedings with the authorised court or rental disputes committee if the tenant does not remedy a breach. Tenants who face threats of eviction or service interruption should document the incident, preserve communications, and file a complaint with the relevant authority. Both parties are advised to seek legal counsel and consider mediation; meanwhile, avoiding escalation preserves evidence and reduces the risk of additional civil claims.
Practical steps if utilities are cut
Immediately contact the utility provider to confirm whether the suspension was authorised. Second, notify the landlord in writing and retain proof of delivery. Third, file a complaint with the local rental dispute committee or the judiciary. Furthermore, consider requesting an injunctive order if the loss of services poses health or safety risks. These steps help protect tenant rights in the short term and preserve remedies for later litigation.
Potential legal consequences of unlawful service interruption
Cutting electricity or water as a means to effect eviction can trigger civil liability for the landlord, including claims for loss of use, property damage, and reputational harm. Depending on the emirate’s implementing regulations, landlords may also face administrative penalties. The precise remedies available depend on the facts of the case, and legal advisers caution that courts and committees will weigh the severity of the interference and any resulting harm when deciding compensation.
Why following formal eviction routes matters
Using formal eviction procedures protects the landlord’s rights to recover arrears and regain possession while limiting exposure to counterclaims. For tenants, pursuing remedies through designated dispute-resolution bodies or courts preserves their right to occupy the premises and to seek compensation for illegal disruptions. In addition, following the legal roadmap reduces the likelihood of escalation into personal confrontations and avoids actions that could amount to harassment or unlawful dispossession.
Related considerations for landlords and tenants
Parties should be aware of related issues that often arise in rental disputes, including security deposit handling, contract renewal terms, and the role of local regulatory bodies. Rental dispute committees in several emirates provide streamlined processes for resolving nonpayment and maintenance disputes, although each emirate’s rules may differ. Therefore, landlords and tenants should consult applicable emirate-level regulations under the umbrella of UAE rental law before taking any steps.
Conclusion and what to watch next
In short, landlord cutting utilities to force a tenant to vacate is not an authorised eviction technique under the UAE’s new civil transactions framework and related local laws. The next steps to monitor include how emirate authorities apply the Federal Decree-Law No. 25 of 2025 in practice and any guidance issued by rental dispute committees or courts. Parties involved in rental disputes should watch for implementing regulations, follow formal notice and filing procedures, and seek legal advice promptly.
Attorney Omar Al Awadhi emphasizes that rights are best enforced through the legal process, not by imposing facts on the ground; readers should expect enforcement and case law to clarify the boundaries of permissible conduct in the months following the law’s effective date.
