I am selling my rented Dubai villa, but the tenant refuses buyer viewings. What can I do?

The lease matters. The tenant's use of the home is protected. A valid viewing clause may create an obligation to allow access under agreed conditions; without one, seek the tenant's agreement. Whether a refusal breaches the lease depends on its wording and the facts. Official tenancy contract

Distinguish a request to change an inconvenient appointment from a refusal to allow any viewings. Record the alternatives offered before treating the situation as a dispute.

Read the signed lease and addendum together. An addendum is the document containing extra agreed terms. Look for buyer viewings, notice, permitted times, frequency and who may attend. Check whether access is limited to a particular stage of the tenancy.

Do not assume an inspection or maintenance clause automatically covers sales visits. If the wording is unclear, have a UAE property lawyer review it before claiming the tenant is in breach.

Do not use a key to override the tenant's refusal. Arrange a confirmed appointment. Ownership does not justify forced entry or harassment. Dubai's official guidance protects tenants against interference with their use of the home. Tenant-protection guidance

Give your agents the agreed access arrangements before they book buyers.

Ask what makes visits difficult, then agree manageable limits in writing. Work calls, children, pets or repeated last-minute requests may be the practical issue. Suggested terms:

• Timing: a regular viewing window, advance notice and confirmation before each visit.
• Limits: the number and duration of visits, plus a way to reschedule.
• Coordination: a named agent handling requests and accompanying buyers.
• Privacy: whether the tenant will be present, and rules for pets, shoes and private rooms.
• Images: no photographs or filming without permission; agree separately what may be published.

These are proposed arrangements to negotiate, not fixed legal requirements.

Give buyers the key facts before booking. Ask the agent to confirm their budget, buying timeframe and understanding that the villa is tenanted. Share accurate property details and authorised marketing images first.

Combine appointments within the agreed window, respect the visit limit and cancel promptly if a buyer drops out.

No. Notice alone does not resolve an access dispute. Follow the lease and agreed arrangements. The 48-hour notice period in the sample below is a suggestion for the tenant to accept or change, not a universal legal rule for buyer viewings.

Make a clear written request before escalating. Refer to the relevant viewing clause, offer alternative times and ask which conditions would make access workable. Keep the signed lease, addendum, proposed appointments and the tenant's replies together.

Ask Dubai's Rental Disputes Center about its amicable settlement service, which helps parties reach an agreement.

If agreement fails, have a property lawyer assess the appropriate claim and evidence. A refusal does not automatically give you permission to enter or evict.

You can discuss the sale, but be transparent about viewing limitations. Use accurate details and authorised images; explain that access still needs arranging. Do not present older photographs as proof of the villa's current condition.

Selling does not itself end the existing fixed-term tenancy. Avoid promising buyers an empty villa without a valid basis. Dubai tenancy law, Article 28

Example proposal only: change the times and notice period to suit your lease and the tenant.

Hi [Name], I am selling the villa and would like to agree buyer viewings with minimal disruption to you.

Would a weekly Saturday slot from 11 am to 12 noon work? I suggest at least 48 hours' notice before each visit, with appointments confirmed by you in advance. [Agent's name] would coordinate and accompany buyers.

We would agree a limit on visits and their duration, and no photographs or filming would take place without your permission. Please suggest another time or any conditions that would help.

This message requests viewing arrangements; it is not a notice to end your tenancy. Thank you.