Dubai organizes shared housing with new law
Effective from September 2026

The Emirate of Dubai has issued Law No. (4) of 2026 regarding the regulation of occupancy and management of shared housing, aiming to develop the regulatory framework for this type of housing, enhance quality of life, protect the rights of owners and residents, and reduce overcrowding and the unregulated use of real estate units.

The provisions of the law are set to come into effect in September 2026, establishing a comprehensive system that regulates categories of shared housing and types of real estate units designated for it, along with defining the obligations of landlords and residents and the penalties for violations.

Six categories for shared housing

The law specifies the categories permitted to reside under the shared housing system, including: families, male individuals, female individuals, students in housing linked to educational institutions, government employees, and workers in private companies and institutions. The law also grants Dubai Municipality the authority to amend these categories or add new ones in coordination with the relevant authorities.

Types of real estate units included

The law includes six types of real estate units that may be allocated for shared housing: residential apartments, independent houses, residential complexes, mixed-use buildings, townhouses, and multi-story buildings. Dubai Municipality has been granted the authority to add or modify other types according to urban planning requirements.

Landlord obligations

The law imposes a wide range of obligations on landlords and operators of shared housing, the most notable of which are:

• Compliance with the maximum allowed number of residents.
• Signing lease contracts and registering them with the relevant authorities.
• Maintaining the safety of the unit and ensuring it meets technical and health requirements.
• Providing essential services and preparing a guide on the rights and obligations of residents.
• Reporting any violations or breaches within the unit.

The law also prohibits making any modifications, divisions, or changes in the use of the unit without obtaining the necessary licenses and approvals.

Obligations of residents

In return, the law requires residents to comply with public health and safety requirements, maintain the property unit, and not use it for any purpose other than housing or conducting economic activities within it, prohibiting subleasing, while allowing the landlord to enter to verify continued compliance with the established requirements.

Fines up to one million dirhams

The law also allows the relevant authorities to take additional measures against violators, including suspending activities, revoking permits and licenses, cutting off services, and even evicting the unit by a decision from the execution judge in cases that require it.

Grace period for compliance

Dubai Municipality has called on owners of property units and establishments engaged in shared housing activities before the law came into effect to regularize their status within a year from the date of enforcement, with the possibility of extending this period once by a decision from the Director General of the municipality if necessary.