Sharing an Apartment in Dubai: What the Law Permits and What Could Get Tenants Evicted

With rising rents and limited affordable housing options, many residents in Dubai are exploring the idea of sharing apartments to cut costs. Online advertisements for flat-shares and shared rooms are common, but before entering into such arrangements, tenants should be aware of the legal implications.

 

Dubai’s tenancy laws clearly define when and how a property may be shared -- and failing to comply can result in eviction or other penalties. Here’s what the law says and how tenants can ensure they remain within their legal rights.

 

Subletting and Flat Sharing Under Dubai Tenancy Law

 

The rules governing tenancy and subletting in Dubai are set out under 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.

 

Written Consent Required

 

According to Article 24 of the law:

 

“Unless otherwise agreed by the parties to a lease contract, the tenant may not assign the use of, or sub-lease, the real property to third parties unless the relevant written consent of the landlord is obtained.”

 

In simple terms, tenants cannot allow others to live in a rented property or share rent payments unless they have written approval from the landlord.

 

When Subletting Becomes a Violation

 

Under Article 25(1)(b) of the amended law, a landlord may seek to evict a tenant before the end of the lease if: “The tenant sublets the real property or any part thereof without obtaining the landlord’s written approval.”

 

The eviction applies to both the main tenant and any subtenant living in the property. The subtenant, however, may seek compensation from the main tenant for losses incurred.

 

In addition, Article 25(1)(c) allows eviction if the property is used “for any illegal purpose or for a purpose which conflicts with public order or morals.”

 

Crackdown on Unsafe Partitioned Flats

 

Authorities have also been tightening enforcement against the use of partitioned rooms to create additional living spaces within apartments or villas. The Dubai Municipality, working with the Dubai Land Department and the General Directorate of Civil Defence, has launched inspection campaigns targeting such modifications, which are considered fire hazards and safety risks.

 

Flats or villas that have been divided without approval face penalties, and tenants residing in such units risk eviction. Officials have stressed that these measures are aimed at ensuring public safety and preventing overcrowding in residential areas.

 

How to Share Accommodation Legally

 

While unauthorised subletting is prohibited, Dubai law does not entirely ban shared accommodation. Tenants who wish to share a flat can do so legally by following proper procedures.

 

1. Obtain Written Permission

 

The first step is to secure the landlord’s written consent or a No-Objection Certificate (NOC) allowing other occupants to share the premises. This consent can be issued as an addendum to the tenancy contract or as a separate letter.

 

2. Avoid Illegal Partitions

 

Ensure that the property is not divided into unauthorised rooms or fitted with makeshift partitions. Shared units must comply with Dubai Municipality’s health and safety regulations.

 

3. Respect Building Rules

 

Some residential communities and management companies have their own policies on occupancy limits and shared living. Tenants must check these rules before entering any sharing arrangement.

 

4. Register Tenancy with Ejari

 

Every lease in Dubai must be registered through Ejari, the official system of the Dubai Land Department. While subleases are not typically registered separately, the main tenancy contract must always be valid and in force.

 

5. Put Internal Agreements in Writing

 

If flatmates share rent and bills, they should draft a written internal agreement specifying payment terms and responsibilities. This helps prevent disputes and clarifies each person’s obligations.

 

Risks of Unauthorised Sharing

 

Tenants who sublet or share a property without the landlord’s approval face several consequences:

 

• Eviction by the landlord under Article 25 of the tenancy law.
• Loss of the security deposit or other financial penalties for breach of contract.
• Disruption of services, as unauthorised occupants may not be able to register for utilities.
• Legal complications if the property is found to be partitioned or used beyond approved limits.

 

In summary

 

Flat sharing in Dubai is permitted only under strict conditions. Tenants must obtain the landlord’s written approval, comply with all building and safety regulations, and avoid any structural modifications or overcrowding.

 

While sharing accommodation can help reduce living costs, it is essential to ensure the arrangement is fully compliant with Dubai’s tenancy laws. Obtaining official consent and maintaining transparency with both the landlord and building management remain the safest and most lawful approach.

 

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