Rapidly increasing urban population in the city of Dubai has created enormous demands of cheaper housing. There has been a disturbing trend associated with that demand in-laws, which is illegal partition of rooms and subletting without authorization. As such, Dubai municipality has embarked on a massive purge of residential units, which have been illegally modified with the aim of accommodating an increased number of tenants. Whether you are arriving into or renting a home in Dubai then all you must know about the new regulations and how it will affect you.
What are Illegal Partitions?
Illegal partitions are physical illegitimate modifications done on a property such as creating additional rooms within a property either through wooden or non fire-resistant gypsum boards with the intent of increasing the number of rooms in a villa or apartment usually without the realization of Dubai Municipality. These divisions can be added-in:
- Bedrooms
- Living rooms
- Balconies
- Hallways
They are usually optimal in the purpose of letting in more tenants or earning more on renting out or subletting which is now tightly regulated.
Why Are Illegal Partitions Dangerous?
The make-shift material and unauthorized building:
- Incents violation of fire safety codes
- Blocks vents and egress point of emergency exits
- Limits locomotion in case of disaster Restricts locomotion in the event of disaster
- It weakens the structural system of the building, which is unsafe to all occupants of the house
This was relived in 2023, when a fire in Deira claimed lives of 16 individuals in an overpopulated flat inhabited by more than ten people, which was another direct outcome of arbitrary alterations and inappropriate overpopulation.
What Does the Law Say?
According to the Rental Law issued in Dubai, it is clear that:
- Without a written consent by a landlord, tenants are not allowed to make structural changes.
- Subletting can only be legal after getting the landlord to counter-sign to it.
- Any other occupant of the property should be registered via Ejari to enjoy residence within the property.
Laws to know:
- Law 26/2007
- Law 33 of 2008
On the violation of these laws both landlords and tenants are liable to fines to an amount of AED 50,000.
Where Is the Crackdown Happening?
Dubai Municipality has moved forward into the mode of active inspection within the high-concentrated residential areas including:
- Al Satwa
- Al Muraqqabat
- Al Rigga
- Barsha
- Deira and near by ares
Pictures and videos of these inspections get viral in the social media, as well as property managers and legal experts send warnings.
What Are the Rules for Property Modification?
In case you are an owner or landlord:
- Obtain permits with the help of Dubai Municipality and effect structural modifications.
- Ensure there is an allowance on the number of people who are allowed per living unit.
- It is vital that you do not want tenants to make changes to the unit and sublet.
In the event that you are a tenant:
- Always avoid constructing or asking some changes without the landlord consent.
- All co-tenants should be mentioned on the Ejari contract.
- Ask your landlord in writing to share or sublet his/her space.
What Can You Do If You Suspect a Violation?
You think that a person occupies a property in the form of unlawful partitions or unlawfully subletting it:
- Dubai Municipality at 800900
- Show complaint on the matter of tenancy using Dubai Land Department portal
- Through Rental Dispute Settlement Centre, landlords can file eviction applications.
What Happens If You’re Caught?
- Dubai Municipality can use a notice of violations
- Fines amounting to AED 50,000 are possible
- Unlawful partitions should take place of residence
- The orders that could be issued to tenants and landlords are eviction orders
- In severe circumstances, legal measures may be made
Why This Crackdown Counts
As Dubai Municipality has said, non-observance of the laws of housing and safety does not take place. This is aimed at:
- Protect lives
- Structured integrity of buildings
- The fair housing practice must be ensured
- Enhance the response times in case of fire outbreaks
Scheduled and un-scheduled visits are being done and people are being encouraged to observe tenancy regulations and residents to France, as well as not over-crowding a single place.
