On 27/02/2026, Law No. (4) of 2026 concerning the Regulation of Occupancy and Management of Shared Housing in the Emirate of Dubai was issued.

Accordingly:

The Emirate enters a new phase in regulating one of the most sensitive and impactful sectors on the urban and social landscape, namely the shared housing sector (Sharing Housing).

This law represents a significant step towards:

• Reducing overcrowding and informal housing,
• Improving the quality of life and residential environment,
• Enhancing transparency and stability in Dubai’s real estate market.

The Law establishes a comprehensive framework, starting from the conditions for designating real estate units for shared housing, passing through health, safety, construction, and occupancy density requirements, and extending to regulating the relationship between the owner, the managing entity, and the occupant, through the following:

• Requiring prior approval for designating any unit as shared housing, subject to renewal in accordance with precise technical and regulatory standards.
• Restricting leasing rights to the owner or licensed entities authorized to carry out such activity, and prohibiting subleasing by occupants.
• Mandating the registration of lease and management contracts in a dedicated electronic register maintained by the Dubai Land Department, with standardized contract forms and a specific rental index.
• Defining categories of shared housing (families, individuals, students, employees, workers, etc.) and specifying the types of units permitted for such use.
• Imposing strict financial and administrative penalties on violators, ranging from AED 500 to AED 500,000, which may reach AED 1,000,000 in case of repetition, in addition to powers to suspend activities, revoke permits, and disconnect utilities from non-compliant units.
• Clearly setting out the obligations of both landlords and tenants.
• Regulating the cases in which either party (landlord or licensed entity, and tenant) may terminate the lease agreement under Articles 20, 21, and 22, including notice periods and procedures.
• Establishing the mechanism for recourse to the judiciary through a petition submitted to the Execution Judge, whose decision is subject to grievance within seven days from notification.
• Assigning jurisdiction over disputes arising from the application of this law to the Rental Disputes Center in the Emirate, as the competent judicial authority with subject-matter jurisdiction.

From a Practical Perspective on Shared Housing Law

• The law requires property owners to review all units leased under shared or room-based arrangements, obtain the necessary permits, and ensure compliance with occupancy limits, space requirements, and facility standards.
• Real estate companies and property managers must restructure their business models and contractual frameworks, ensuring compliance with licensing, permitting, and registration requirements in the electronic system.
• Employers and educational institutions are required to organize employee and student accommodations in accordance with the shared housing regulations, while occupants benefit from clearer legal protection governing their residential relationships.

The law will come into force after (180) days from the date of its issuance. In addition, the legislator has granted a transitional period requiring all parties subject to its provisions to regularise their status within one year from the date of entry into force, with the possibility of extending this period once, where necessary.