Are you also an expat living in Dubai- UAE and having some valuable assets — maybe your property there in the UAE — but don’t have a will? Then it is important to be aware of the UAE Civil Laws, which has been updated starting January 2026. This guide breaks down exactly what changed, what it means for you, and what you need to do right now to protect your assets and your family.
| 10.4 M Expats living in the UAE | Jan 2026 New heirless assets rule live | Jun 2026 Full new law takes effect |
What Is the New UAE Civil Law?
The UAE government signed Federal Decree-Law No. 51 of 2024 and Federal Decree-Law No. 25 of 2025 — together forming the most significant overhaul of civil law in the country since 1985. For more than 40 years, the UAE operated under its original Civil Transactions Law. That law is now being replaced with a modern framework that aligns with global standards.
The UAE has issued Federal Decree-Law No. 25 of 2025, a major overhaul of the Civil Transactions Law that is expected to take effect on 1 June 2026 and replace the 1985 civil transactions framework. It touches nearly every area of civil life — property rights, contracts, inheritance, legal capacity, and business structures.
In simple words: The UAE rewrote its civil rulebook after 40 years. If you own property, hold a bank account, or run a business in the UAE, the new law applies to you — regardless of your nationality.
What makes this especially important for expats is that the new law brings long-awaited clarity to one very specific — and very serious — question: What happens to your UAE assets if you die without a will?
Key Highlights of the New UAE Civil Law
Here is a quick summary of the most important changes under the new law, especially for expats living and owning assets in the UAE.
1. Heirless Expat Assets Go to Charity
This is the biggest change for expats. If a foreign national dies in the UAE without a valid will and without identifiable heirs, public commentary says the estate may be treated under a charitable or Waqf-type framework, subject to the applicable law and the final legal position in the relevant case
2. Age of Legal Majority Reduced to 18
The age at which a person is considered a legal adult has been lowered from 21 lunar years to 18 Gregorian years. Your 18-year-old child can now sign contracts, own property, and manage assets in the UAE without a guardian. Courts can also allow 15-year-olds to manage inherited assets under judicial supervision.
3. Hidden Defects Period Extended to 1 Year
If you purchased property in the UAE and later discovered hidden defects — structural problems, plumbing faults, or electrical issues not visible at the time of purchase — you now have one full year from the date you received the property to make a legal claim. Previously, you only had six months.
4. Stronger Pre-Contract Disclosure Rules
The reform introduces explicit pre-contractual good-faith and disclosure obligations, requiring parties to share important information and negotiate honestly.
Before signing any contract — especially for off-plan properties — sellers are now legally required to disclose all key information. If they hide facts or misrepresent the deal, you have legal grounds to challenge it. Good faith is now a formal, enforceable principle in every UAE contract.
5. Usufruct and Musataha Rights Must Be Registered
If you have the right to use a property owned by someone else (usufruct) or the right to build on another person’s land (musataha), these rights must now be formally registered with the relevant authority. Unregistered rights are legally void — meaning you lose all protection.
| Before 2026 | From January 2026 | |
| Heirless assets | Left in legal limbo for years | Go to Waqf charity fund within 6–12 months |
| Age of legal majority | 21 lunar years | 18 Gregorian years |
| Hidden defects claim period | 6 months to file | 1 year to file |
| Usufruct / Musataha rights | Existed without formal registration | Must be registered — or considered void |
| Pre-contract disclosure | Limited obligation to disclose | Sellers must disclose all key information |
| Good faith in contracts | Implied principle only | Formally codified and legally enforceable |
What Expats Need to Know About UAE Civil Law in 2026
The UAE is home to millions of expats from across the world. Many own property, hold bank accounts, run businesses, and have children living in the country — all without a UAE will. The 2026 law changes make this a dangerous situation to be in. Here is what you specifically need to understand.
- Your UAE Assets Are Covered by UAE Law — Not Your Home Country’s Law
Many expats assume that their will back home — in India, the UK, Australia, or anywhere else — will automatically cover their UAE property and bank accounts. This is incorrect.
A foreign will has no automatic legal standing over UAE assets. For it to be recognised by a UAE court, you would need to translate it into Arabic, get it authenticated, and go through a court process that typically takes 12–24 months with no guaranteed outcome. Meanwhile, your bank accounts are frozen, your property cannot be sold or transferred, and your family is left waiting.
Important: The new UAE Civil Law only covers UAE-based assets — your bank accounts, property, and business shares registered in the UAE. Your overseas assets are governed by your home country’s laws. But for your UAE assets, you need a UAE will.
- Bank Accounts Are Frozen the Moment You Die
This is something most expats do not know. In the UAE, all bank accounts — including joint accounts — are immediately frozen when an account holder dies. Your spouse cannot withdraw money. Bills cannot be paid. Even a joint account offers no right of survivorship under UAE law. A registered UAE will is the only thing that can speed up the release of these funds.
- Property Cannot Be Transferred Without a Court Order
If you own property in Dubai, Abu Dhabi, or anywhere in the UAE and you pass away without a will, the property title is frozen. No sale, transfer, rental agreement change, or refinancing is possible until a court order is issued. For families living in the property, this creates enormous stress and uncertainty.
- The Court Process Takes 6–12 Months Even With Heirs
If you have legal heirs but no UAE will, the court process to identify and verify them and release your assets typically takes between 6 and 12 months. Without a will, or without clear heirs, that process drags on longer — and ends with your assets going to a charitable fund.
What Will Registration in Dubai Means for Non-Muslim Expatriates
For non-Muslim expats in Dubai, there are clear and straightforward options to register a legal will that protects your UAE assets and ensures they go to the people you choose. Here is a plain-language breakdown.
Option 1: DIFC Will (Recommended)
A DIFC Will is one common option for non-Muslim expats, alongside Dubai Courts and ADJD routes
The DIFC Wills and Probate Registry (DWPR) is the most widely used route for non-Muslim expats in the UAE. Established in 2014, it operates under a common law framework — similar to the legal systems in the UK, Australia, India, and most Western countries.
A DIFC Will lets you choose who gets your property, bank accounts, and business shares. You can also appoint a legal guardian for your children. It is enforceable in the UAE courts and can be completed online — you do not need to visit the DIFC office.
- Covers property, bank accounts, investments, and assets across all 7 UAE emirates
- You can appoint legal guardians for minor children
- Registration can be completed fully online
- Starting cost: approximately AED 2,900 for a single will
- Process takes under 2 weeks in most cases
Option 2: Dubai Courts Will
You can also register a will directly with the Dubai Courts. This is available to both Muslims and non-Muslims. Documents are in Arabic and the process is slightly less streamlined than the DIFC route — but it is a valid and legally enforceable option.
Option 3: Abu Dhabi Judicial Department (ADJD)
If your primary assets are in Abu Dhabi — an apartment, a business, or a bank account — the Abu Dhabi Judicial Department offers a will registration pathway specifically suited to assets based in the emirate.
Do I Need a UAE Will If I Already Have One Back Home?
Yes — and this cannot be stressed enough. Your home country will does not automatically cover your UAE assets. Enforcing a foreign will in the UAE requires:
- Arabic translation and notarisation of the entire will
- Apostille authentication from your home country
- Filing a formal court petition in Dubai Courts
- Waiting for a judge to decide whether to apply foreign law — not guaranteed
This process takes 12–24 months on average and costs significantly more in legal fees — with no certainty that your wishes will be followed. A UAE-registered will eliminates all of this uncertainty.
What happens to UAE assets if an expatriate dies without a valid will and without identifiable heirs?
This is the question that matters most for every expat in the UAE. Here is exactly what happens — step by step — if you pass away in the UAE without a registered will.
Step-by-Step: What Happens Without a UAE Will
| 1 | All bank accounts are frozen immediately Within hours of your death being registered, every bank account in your name — including joint accounts — is frozen. Your spouse cannot access money for rent, school fees, or daily expenses until a court order is issued. |
| 2 | Property titles are frozen Your UAE property cannot be sold, transferred, rented out under new terms, or refinanced. The Dubai Land Department or relevant authority freezes the title until the court resolves the estate. |
| 3 | The court begins a search for legal heirs A formal court process begins to identify your legal heirs. This typically takes 6 to 12 months. During this time, your family may have no access to your UAE assets at all. |
| 4 | If heirs are found — but no will exists For non-Muslims without a registered will, the court may apply a simplified statutory inheritance model. Children receive equal shares regardless of gender. If no children exist, assets go to parents, then siblings. This may not match what you wanted. |
| 5 | If no legal heirs are found — assets go to Waqf Under the new 2026 law, if no heirs are identified, your UAE bank accounts, property, and business shares are designated as a charitable endowment (Waqf) managed by a government authority. Your family receives nothing. This is final. |
What About My Children?
If you have minor children living in the UAE and you pass away without a will, a UAE court may appoint a guardian for them — and that guardian may not be who you would have chosen. Under Sharia law, guardianship goes to the closest male relative. Without a DIFC Will naming a guardian of your choice, you have no say in this decision.
The bottom line:
Without a registered UAE will, your family could face months of frozen accounts, no income, no access to your property — and potentially receive nothing at all from your UAE estate. The 2026 law has made this outcome more defined and more final than ever before.
Your Action Plan: 5 Things to Do Before June 2026
| 1 | Register a UAE Will — Do This First Whether you use DIFC, Dubai Courts, or ADJD, get a UAE will registered today. Starting from AED 2,900, it can be done online. This single step protects everything you have built in the UAE. |
| 2 | List All Your UAE Assets Make a clear record of every bank account, property, investment, and business share you hold in the UAE. Include account numbers, property registration details, and company share certificates. This makes probate faster and protects your heirs. |
| 3 | Check Your Usufruct or Musataha Arrangements If you have any right to use or build on a property you do not fully own, confirm it is formally registered. Unregistered rights are now legally void under the new law. |
| 4 | Get a Property Snagging Inspection If you received a property in the past year, book a professional snagging inspection now. Under the new law, you have 12 months — not 6 — to claim for hidden defects. |
| 5 | Review Your Will After Every Major Life Event Marriage, divorce, a new child, buying a new property — any of these should trigger a review of your UAE will. Keep it updated so it always reflects your current wishes. |
Don’t Leave Your UAE Assets Unprotected
The June 2026 deadline is approaching fast. Mercurius helps expat property owners navigate UAE legal changes with clarity and confidence. Get expert guidance on wills, property rights, and estate planning today.
Book a Free Consultation at
Mercurius at a Glance
With more than 17 years of experience and a presence across over 60 countries, Mercurius supports individuals, startups, SMEs, and multinational businesses at every stage of their business journey in the UAE.
From company formation in Dubai to accounting, tax, compliance, audit coordination, regulatory advisory, and company closure services, Mercurius provides end-to-end support tailored to the specific needs of each client.
Our objective is to make doing business in Dubai simple, seamless, and fully compliant, allowing clients to focus on growth while we manage the legal, regulatory, and administrative requirements.
Frequently Asked Questions
1.What is the new UAE Civil Law 2026?
It is Federal Decree-Law No. 51 of 2024 and Federal Decree-Law No. 25 of 2025 — a complete overhaul of UAE civil law. The key changes for expats include the heirless assets rule (from 1 January 2026) and the full civil transactions update (from 1 June 2026).
2. What happens to my UAE property if I die without a will?
All your UAE bank accounts and property are frozen. A court begins a search for legal heirs — a process that takes 6–12 months. If no heirs are found, your assets are designated as a Waqf (charitable endowment) under the new law. Your family receives nothing.
3.Does my home country will cover my UAE property?
No. A foreign will has no automatic legal standing over UAE assets. The process to get it recognised in a UAE court takes 12–24 months, costs more, and is not guaranteed to succeed. A UAE-registered will is far safer and faster.
4.How much does a DIFC Will cost and how long does it take?
A DIFC Will starts from approximately AED 2,900 for a single will and can be completed online in under two weeks.
5.Can Muslim expats register a will in the UAE?
Yes. Muslim expats can register a will through the Dubai Courts or Abu Dhabi Judicial Department. However, Sharia inheritance rules still apply to the distribution of assets among heirs. A will helps ensure clarity and speed in the probate process.
6.What does Waqf mean?
Waqf is an Islamic charitable endowment. Under the new UAE law, assets belonging to a foreign national who dies without a will and without legal heirs are placed in a Waqf — managed by a government authority for public benefit.
7.Does the new law apply to my assets outside the UAE?
No. The UAE Civil Law only covers assets physically held in the UAE — bank accounts, property, and business shares registered here. Your overseas assets are governed by your home country’s laws.
8.My child just turned 18. Does anything change?
Yes. Under the new law, 18 is now the age of full legal capacity in the UAE. Your child can sign contracts, manage assets, and be a legal beneficiary without a guardian. Review any joint ownership or inheritance arrangements in your will.
Disclaimer
This article is for informational purposes only and does not constitute legal advice. UAE law is complex and individual circumstances vary. Please consult a qualified UAE legal professional before making any decisions about wills, property, or estate planning.
Sources: Federal Decree-Law No. 51 of 2024; Federal Decree-Law No. 25 of 2025 (UAE Government); DIFC Courts Wills Service (difccourts.ae); Gulf News; Khaleej Times; Middle East Briefing; Al Kabban & Associates; Atlas Wealth Management.