Dubai Municipality has confirmed that a comprehensive package of licensing regulations, required documentation, and associated fees for shared housing will be released in September 2026. This includes bed spaces, partitions, and bachelor flats.
- Law No. (4) of 2026 took effect on August 26, 2026.
- The online portal and detailed rules are coming this month.
- New permits are required for property owners or real estate companies.
- Fines range from Dh500 to Dh500,000 for violations.
Dubai Municipality has confirmed that a comprehensive package of licensing regulations, required documentation, and associated fees for shared housing—including bed spaces, partitions, and bachelor flats—will be released in September 2026. This announcement follows the enactment of
Law No. (4) of 2026, Regulation of Shared Housing and Management in the Emirate of Dubai, which was published in the Official Gazette on February 27, 2026, and officially took effect on August 26, 2026. While the law is currently active, the Municipality confirmed to Khaleej Times that the specific online application portal, detailed rules, and documentation requirements are forthcoming this month.
The new regulatory framework is significant for thousands of expatriates living in densely populated areas such as
Al Rigga, Al Muraqqabat, Al Barsha, Al Satwa, and Al Raffa. Authorities have identified unauthorized interior modifications—such as lofts, wooden partitions, and repurposed kitchens—as serious fire and safety hazards. Under the new law,
no unit may operate as shared housing without a permit. Permits must be held by the property owner or an authorized real estate company; tenants do not have the right to further sublease the premises. The law covers
six categories: families, single women, single men, female students, male students, and government or private company employees. Collective labor camps are exempt from this regulation. Permits will be valid for one year, with options for renewal for up to two years, provided the application is submitted at least 30 days before expiration. Existing units have been granted a one-year grace period to regularize their status, though this may be extended once by the Director General. The Municipality will set strict standards for occupancy limits, minimum space per person, shared facility requirements (such as kitchens and bathrooms), and safety standards for fire, drainage, and electrical networks. Furthermore, the Municipality will designate specific areas where shared housing is permitted based on population density, infrastructure, and social character. The system will integrate with the
Dubai Land Department (DLD) electronic Shared Housing Registry, which will track tenancy and management agreements. The DLD will establish standard tenancy templates and a dedicated rental index. Unless otherwise agreed upon, the default rental payment cycle will be monthly, and default rents will include electricity and water costs. Tenants are strictly prohibited from subleasing their space.
Violations of the law carry
fines ranging from Dh500 to Dh500,000. Repeat offenses within a year may result in a doubling of the fine, up to a maximum of
Dh1 million. Additional penalties include the suspension of activities for up to six months, permit or license revocation, utility disconnection, and eviction. Authorities are empowered to conduct both routine and surprise inspections. Dr. Hasan Elhais of Al Rashedi Lawyers noted that the framework brings a previously fragmented sector into a formal structure, advising owners and operators to prioritize compliance, contracts, and regulatory approvals. Until the September package is released, units operating without permits remain at risk of enforcement action.
