Renting a room in Dubai? How the new shared housing law affects you

Dubai: If you live in a shared accommodation in Dubai – whether it an apartment or a villa – the new shared housing law in Dubai is going to introduce some key changes that you should be aware of. Dubai Law no. 4 of 2026 on the ‘Regulation of Occupancy and Management of Shared Housing in the Emirate of Dubai’ was issued earlier this year, setting out conditions for allocating housing units for shared occupancy. Emirates 24|7 spoke with legal experts in the emirate to find out what changes are being introduced and how the new law affects both tenants and landlords. 1. What is the biggest change introduced in the law? While earlier subletting an apartment was permitted in the emirate of Dubai, it was allowed as long as you had a written consent from the landlord. The new law introduces several changes to shared housing agreements in the emirate, according to Reda Hegazy, Partner at Alsuwaidi & Company LLC Advocates & Legal Consultants. “Law No. 4 of 2026 establishes a framework governing how shared housing units are leased, managed, and occupied. The regulation aims to ensure safer living conditions, prevent overcrowding, and formalise a type of accommodation widely used by residents seeking more affordable housing options,” he said. Reda Hegazy, Partner at Alsuwaidi & Company LLC Advocates & Legal Consultants 2. What is ‘shared housing’? According to Hegazy, the law defines shared housing as multiple individuals or families living within a single property unit, where facilities such as kitchens, bathrooms, or common areas are used jointly. “This covers a broad range of living arrangements familiar to many of Dubai’s residents, from flat sharing among professionals to families co-occupying a villa. Collective labour accommodation, however, remains governed by separate legislation and falls outside the scope of this law,” he said. 3. Is shared housing still permitted? The new law, in fact, does permit shared housing in Dubai and establishes a regulatory framework to formalise the practice. “The regulation aims to ensure safer living conditions, prevent overcrowding, and formalise a type of accommodation widely used by residents seeking more affordable housing options. The law seeks to enhance safety standards, safeguard the rights of owners and residents, and ensure orderly use of residential properties across the Emirate,” Hegazy said. 4. Why obtaining a permit is important Any shared housing arrangement can only be made after a permit is obtained. “Such permit must be issued and renewed in accordance with the conditions and procedures determined by a decision of the Director General of Dubai Municipality, in coordination with the Dubai Land Department and the competent authorities,” Hegazy said. This applies to homeowners as well as real estate agencies and property management establishments. The requirement for a permit ensures that the housing unit complies with the technical requirements and standards set out in the new law. 5. What do the shared housing requirements cover? The law also sets out standards and requirements that need to be met for a housing unit to be used for shared housing, including compliance with: Approved planning and building regulations. Public health and safety requirements. The maximum number of permitted occupants per unit. The minimum space allocated per occupant. The shared services and facilities that must be available within the unit. 6. How long is a permit valid for? The permit is valid for one year, renewable for similar periods. It may be extended to two years upon request. Renewal must be requested at least 30 days before expiry. 7. Can tenants sublet an apartment they are leasing? No, the new law only allows for subletting by property owners or licensed companies permitted to lease shared accommodation units. “Residents themselves are prohibited from subleasing their allocated space to third parties, a measure aimed at curbing unregulated subletting and overcrowding,” Hegazy said. 8. Who can sublet an apartment? Ahmed Elnaggar Founder and Managing Partner at Elnaggar & Partners, commented on how Article 11 of the new law sets out three permissible leasing arrangements: The owner may conclude lease contracts directly with occupants. Alternatively, the owner may appoint a licensed establishment to manage and lease the unit on their behalf under a management contract. The owner may also lease the entire unit to a licensed establishment, which then subleases individual spaces to occupants. “These are the only three routes recognised under the law,” Elnaggar said. He added, however, that the starting point for any shared housing agreement once the law comes into effect, will always be applying for a permit with Dubai Municipality. “Article 8 makes clear that no unit may be used for shared housing without one, and the permit must be obtained before any lease is concluded with occupants. Applications are submitted through the unified digital platform operated by Dubai Municip