Dubai authorities are cracking down on unauthorized subletting, overcrowded housing, and unapproved modifications in residential units. Tenants and landlords must understand the local rental laws to avoid fines, eviction, or legal action. Here’s a guide to the key regulations you should know in 2025.
Risks of overcrowding
Overcrowding in apartments can:
- Block emergency exits
- Overload electrical circuits
- Violate fire safety codes
- Delay emergency response services
Dubai Civil Defence and Dubai Municipality monitor such violations due to past incidents that resulted in injury or death. This makes enforcement a public safety priority.
To stay compliant:
- Get written permission before subletting or modifying your unit
- Ensure all residents are listed in the Ejari contract
Subletting rules in Dubai
According to Dubai Rental Law (Law No. 26 of 2007, amended by Law No. 33 of 2008):
- Subletting is only legal with written permission from the landlord.
- Tenants cannot rent out parts of the property through bed spaces or shared rooms without this approval.
- Even with approval, usage must match the original residential purpose.
- Business use or renting to unrelated individuals requires explicit landlord consent.
Note: Subletting without permission violates the tenancy contract and can lead to eviction or legal action.
Ejari registration a must
Every occupant must be registered in the Ejari system. If someone is living in a unit but not on the Ejari contract, it may be flagged as unauthorized subletting or overcrowding.
To update Ejari:
- Visit any real estate trustee office or use Dubai Land Department online services
Authorities also enforce occupancy limits to reduce risks. While no universal number is mentioned, space per person typically ranges from 40 to 200 sq ft.
Structural changes need approval
Tenants cannot make structural changes—like drywall or wooden partitions—without:
- Written consent from the landlord
- Approval and inspection by Dubai Municipality and Civil Defence
Illegal changes may result in:
- Fines
- Eviction
- Legal action through the Rental Disputes Centre (RDC)
Even landlords need permits before making structural modifications.
Conclusion
Following Dubai’s housing rules is not only a legal requirement but also a step toward ensuring safety. Whether you’re renting, subletting, or sharing an apartment, always get proper approvals and ensure Ejari registration for all occupants. These measures help you avoid penalties and maintain a safe living environment in Dubai.
