Is Subletting Allowed In Dubai? UAE Rules About Illegal Apartment Partitions You Need To Know

Dubai Municipality recently launched inspections in neighbourhoods like Satwa, Barsha, Rigga and Muraqqabat. The goal was to focus on homes that have been altered without permission to stuff extra people. The results are bringing serious issues to light. Many cases of unsafe living conditions caused by illegal partitions and overcrowding have been reported in the UAE. This action indirectly puts lives at risk. Whether you’re a tenant or a landlord, ignoring the regulations can lead to fines, eviction, or worse. At the heart of it all are makeshift partitions and unauthorised subletting that go against Dubai’s housing rules and could cost lives in an emergency.

What Counts As An Illegal Partition?

When someone divides a living room, bedroom or balcony using wooden boards or low-grade gypsum walls without a permit from Dubai Municipality, it’s classed as illegal. People often do this to fit more renters into a flat or to squeeze in extra office spaces. But these makeshift walls can block air vents, emergency exits and fire safety equipment. Dubai’s rules are clear. Any structural change, temporary or permanent, needs approval from the municipality’s buildings department. No shortcuts.

Why This Is Dangerous For Everyone

It’s not just about cramming people into rooms. Curtailment of maintenance services as a result of unauthorised changes negatively impacts the fire prevention measures and the structural integrity of a building. Such changes in older structures are also capable of concealing faults, which can delay emergency responders’ arrival at the scene of the emergency.

The 2023 Deira fire that took the lives of 16 individuals brought Deira fire into the world of troubles. It turned out that rooms meant for two were accommodating up to 12 people, without permits, with poor ventilation, and blocked escape routes.

The Law Is Clear On Subletting

If you’re renting a flat or villa, you cannot sublet it without the landlord’s written approval. A verbal ‘yes’ doesn’t count.

According to Dubai’s Rental Law (Law 26 of 2007 and Law 33 of 2008), tenants and owners who make unauthorised changes or sublet without approval face serious penalties. This includes eviction and fines up to AED 50,000. All residents must be listed on the Ejari contract to avoid issues. Otherwise, even if rent is being paid, the Dubai Land Department has the right to step in and evict everyone involved.

What Landlords And Tenants Should Do

For tenants:

• Always get written permission if you plan to share your unit.
• Never install partitions without a permit.
• If you discover your landlord is subletting illegally after you’ve paid, report it to Dubai Municipality on 800900.
  

For landlords:

• Check occupancy limits with the municipality.
• Monitor your unit to avoid misuse.
• If you find your tenant has made illegal changes, gather photo evidence, send a written notice, report it to the authorities, and take the case to the Rental Dispute Centre.

Authorities don’t always wait for someone to complain; they can show up for random inspections, especially with the updated rules Dubai Municipality rolled out last June.

When it comes to breaking the law, it’s not just tenants who get into trouble. Suppose a landlord turns a blind eye to overcrowding or allows changes to the property without proper approval. In that case, they can face fines, legal action, and be held accountable for putting people’s safety at risk.

Dubai Police and the municipality have both made it clear: enforcement is now stricter. If a property is found to be altered unlawfully, officials will issue removal orders, evict tenants, and fine owners.

Also Read: Hotel Or Airbnb: Which Is A Better Option For A Family Vacation In The UAE?

Why Compliance Matters

Dubai’s fast-growing population has raised the demand for affordable housing, but safety remains the top priority. The municipality’s goal is to ensure that all homes meet building standards and that no shortcuts are taken that could endanger lives.

These inspections aren’t just about rule enforcement; they’re about preventing disasters. Whether you’re renting in Karama, Deira, JVC or Marina, sticking to the law protects you and everyone living nearby.

Cover Image Courtesy: CanvaPro/ Ruslan Lytvyn from Зображення користувача Руслан Литвин