Dubai has taken a significant step towards regulating one of its most sensitive real estate challenges, with His Highness Sheikh Mohammed bin Rashid Al Maktoum, Vice President, Prime Minister and the ruler of Dubai, signing law No. (4) of 2026, governing shared housing across the Emirate.
The new law brings shared residential arrangements, commonly known as shared housing or bedspace rental, under a formal legal framework, setting clear rules for owners, developers and tenants alike.
The legislation applies across private development zones and free zones. It governs property owners authorised to allocate their real estate units for shared housing and tenants residing in units designated for shared housing.
The new law aims to regulate shared housing in Dubai, safeguarding the rights of both owners and residents while ensuring safe and healthy living conditions. Additionally, it seeks to prevent land use violations, and encourage fair rental practices. For students, employees and other residents of Dubai, United Arab Emirates (UAE) who live in shared apartments, partitions or bed spaces, these rules, effective 180 days after its publication in the UAE gazette, would change the way they live.
Landlords in Dubai will have to comply with additional requirements and they will also have to get permits from the Dubai Land Authority.
Husam Albardawil, General Manager of MHG Real Estate UAE, an real estate investment expert in the UAE explained to ET Wealth Online some highlights of the new UAE rental law:
- A written tenancy contract is required and should be registered (Ejari in Dubai)
- Security deposit is usually 5% for unfurnished and 10% for furnished properties.
- In Dubai, rent increases are regulated by the RERA Rental Index and usually require 90 days notice for rental changes/renewal
- Landlords cannot evict tenants without legal grounds. In many Dubai cases, a 12-month notarised notice is required for eviction after lease expiry.
Albardawil also says that Dubai's new shared housing law confirms the UAE's direction toward building one of the most regulated and transparent real estate markets in the world.
Albardawil says: "The country already enforces strict rental regulations, including mandatory Ejari registration for tenancy contracts, RERA-controlled rental increase regulations, the 90-day tenant notification requirement, and clear legal dispute resolution procedures."
According to Albardawil, the new regulatory framework further strengthens this approach and aims to ensure that the shared housing sector also operates under official supervision and compliance standards.
Penalty and fines for non-compliance of new law includes tenant eviction
According to a press release by the Dubai Media Office, the Dubai Land Department may also impose additional measures, including suspending the activity for up to six months, cancelling the permit, revoking the commercial licence, disconnecting public services until the violation is rectified, or ordering the eviction of units that fail to meet permit requirements.
The press release also said that under the Law, the Dubai Rental Disputes Center has exclusive jurisdiction to hear and resolve all disputes related to the rights and obligations set out in the Law and its related decisions. This Centre will consider such disputes in accordance with its established rules and procedures.
Five changes for shared housing in Dubai
Here’s an overview of the new rules:
1. Dubai Municipality will identify designated areas where shared housing is permitted:
According to the Dubai Media Office press release, Dubai Municipality is responsible for overseeing shared housing in the emirate. The municipality sets policies and strategic plans, establishes conditions for allocating units including maximum occupancy, space per resident, and required shared facilities, and designates areas where shared housing is permitted.
The press release said that these areas are determined based on urban planning considerations, population density, infrastructure, and the social character of neighbourhoods.
Dubai Municipality also manages a unified digital platform to process permits, maintain records, and enable relevant authorities to access related data.
According to the Gulf News report, for residents, this means shared units will need to meet official standards before being rented out. For landlords, it introduces a formal approval process before a property can be marketed as shared accommodation. Also, some areas may no longer allow shared housing setups, affecting both tenants and property owners operating in those neighbourhoods.
2. Capping on apartment sharing
According to the Dubai Media Office, the shared housing units must meet all technical requirements, including building standards, maximum occupancy limits, space per resident, and the provision of shared facilities.
According to the Gulf News report, the Dubai Municipality will introduce standards that determine:
● Maximum number of residents allowed in a unit
● Minimum space required per resident
● Required shared facilities such as kitchens and bathrooms
The Gulf News report said that for residents, this could mean fewer people sharing an apartment than before. For landlords offering shared housing, these rules set clear limits on how many occupants can legally live in a unit.
3. Only landlords who have permits can give shared units on rent
According to the press release, the law prohibits any person or entity from allocating a unit for shared housing without obtaining a permit. Permits are issued and renewed in accordance with rules set by the Director General of Dubai Municipality in coordination with the Dubai Land Department and relevant authorities.
The units will have to meet all the technical requirements, including building standards, maximum occupancy limits, space per resident, and the provision of shared facilities.
The press release said: “Permits are valid for one year and may be renewed for similar periods. At the request of the owner, a two-year permit may be issued. Applications for renewal must be submitted at least 30 days before the permit expires.”
4. No sub-leasing allowed by tenant
According to the press release, the new law says that only the owner (landlord) or an authorised establishment may lease a shared housing unit.
The law also says:
● Tenants or other parties may not sublease any part of the unit.
● Leasing may be carried out directly by the owner, through an establishment managing the unit on the owner’s behalf, or by an establishment leasing the unit from the owner to sublease it to tenants.
Moreover, the law also says that units must comply with technical and safety standards, including building, health, fire, sanitation, security, and electrical requirements.
5. Dubai Land Department will specify landlord details and other information for easy access
According to the press release, the Dubai Land Department (DLD) which manages the electronic shared housing registry will link it to the unified digital platform of Dubai Municipality.
Dubai Land Department is responsible for determining the key data to be recorded in the registry and updating it as changes occur.
The press release said: “The department also specifies the information required in lease and management contracts, including landlord details, number of residents, unit information, and allocated space, with standardised templates available on its website.”
Albardawil from MHG Real Estate UAE says that the executive regulations for the new shared housing law have not yet been fully released. Therefore, certain operational, licensing, compliance, and enforcement details remain subject to clarification once the implementing regulations are officially issued.
What happens to existing shared apartment properties?
According to the Dubai media office press release, landlords (owners) of units used for shared housing, as well as establishments operating in Dubai, including those in private development zones and free zones, before the Law takes effect, must be compliant with the new law within one year. The Director General of Dubai Municipality may grant a one-time extension, if needed.
Any provision in other legislation that is in conflict with this law, stands annulled. The Law will take effect 180 days from the date of its publication in the Official Gazette.
What does this new law can mean for Dubai property owners and property investors?
Albardawil says that from a property investment perspective, this new rental law is a positive signal for the market. The more transparent and strict the rules are, the higher the level of confidence from international investors. UAE authorities consistently demonstrate that the rental market must operate under official regulations, with licensing requirements, documented occupancy, and full compliance with Dubai Land Department, RERA standards and Dubai Municipality.
Albardawil says: "For property owners and management companies, this means the necessity of strict legal compliance, proper contract execution, transparent financial arrangements, and full adherence to regulatory requirements." The UAE has some of the strictest rental regulations in the world, which protect both landlords and tenants.
