Who can be fined for illegal partitions and unapproved subletting in Dubai homes?
Dubai Municipality's recent crackdown on residential units fitted with illegal partitions to cram in occupants has shone the spotlight on the dangers of living in shared accommodation that has not been approved by authorities.
Under Dubai law, tenants can be evicted for subletting without consent from the landlord in multi-storey buildings or villas. Owners can also be held responsible for modifying property without permission from Dubai Municipality.
Breaches of the law on unauthorised shared accommodation can result in fines of up to Dh50,000 ($13,610), according to law number 26 of 2007 and law number 33 of 2008 of the Dubai Rental Law.
The inspections by municipality officials in neighbourhoods including Satwa, Rigga, Barsha and Muraqqabat over the past month have been shared widely on social media with warnings from lawyers and management companies that both property owners and tenants can be held responsible for illegal modifications and overcrowding.
The National has reached out to Dubai Municipality for more information on the action being taken and is awaiting a response.
Here is a breakdown on why illegal partitions in residential apartments, villas and subletting without approval is not permitted in Dubai:
What are illegal partitions?
When a bedroom, living area or balcony within a residential unit is divided with wooden or non-fire rated gypsum boards without securing permits from Dubai Municipality this constitutes illegal partitions in an apartment or villa.
These makeshift barriers create multiple spaces within a residential unit and push more people in to the same space. People create partitions to accommodate more tenants or to create more additional office spaces.
Why is this dangerous
The use of unauthorised material flouts building codes and fire safety regulations as the partitions could block ventilation units, emergency exits and can restrict quick evacuation in case of an emergency or fire.
Unapproved changes to the internal areas can compromise and weaken the structural integrity of a residential unit and adversely impact the overall safety of a building.
Safety campaigns
Authorities often conduct awareness drives to warn tenants that living without the necessary permission in multi-occupancy rooms is illegal. They issue notifications that unapproved partitions and unauthorised alterations in construction can restrict access for firefighters in emergencies.
An investigation into a fire that killed 16 people in a residential apartment building in 2023 in Deira found lack of compliance with safety standards and inadequate fire protection. Residents who spoke to The National said between eight to 12 people shared a room.
Inspection campaigns by authorities in multi-storey buildings and villas have often been conducted over the past several years in Dubai and other emirates.
What are the rules
Property owners must take permission from Dubai Municipality's buildings department, which passes approvals for repair work or additional extensions.
Any work in a building or villa that may 'involve permanently or temporarily changing, whether in whole or in part, the features of any land or property', cannot be conducted without a permit issued by Dubai Municipality as per local regulation.
Tenants cannot make any structural changes, unless written permission is granted by the landlord. A tenant cannot sublet or share an apartment without written permission from the landlord, as per law number 26 of 2007.
The new occupants must be added to the Ejari tenancy contract to be clearly recognised as living in the apartment. Failure to follow the rule can lead to eviction of both the tenant and the sub-lessor, regardless of the rent being paid.
Action you can you take
Even if the property owner has verbally agreed to additional people living in the apartment, the tenants should get the landlords approval in writing. If a property owner is illegally sub-leasing the apartment and the tenant has already paid the rent, this can be reported to Dubai Municipality.
Landlords should verify the maximum occupancy limit with Dubai Municipality. If a tenant has illegally partitioned or sublet the unit, the landlord should gather evidence of the changes, issue a formal notice, report to Dubai Municipality and file a case with the Rental Dispute Centre for eviction.
Concerned neighbours can also report any unauthorised modifications as these are a legal and safety issue that can affect the entire residential space.
The Dubai Land Department's website has contacts to report tenancy-related complaints and reach Dubai Municipality on 800900.
Who will be held responsible
Authorities can inspect a property to check the complaint and order the removal of all illegal partitions.
Fines may be levied on the property owner and the tenants can be evicted. A legal case can be filed against the landlord to enforce removal of partitions in case severe violations are detected.
Why is this important
Dubai Municipality specifies that compliance with rules and laws is essential to maintain safety. The municipality's technical guidelines on accommodation clearly state that inspections are required to 'ensure and enhance a commitment to regulations,' and to achieve a high level of health and safety.
Inspections may be conducted on a request from the building management, it could be a random inspection or to follow up on complaints, as per updated Dubai Municipality guidelines issued in June last year.
Hashtags
Try Our AI Features
Explore what Daily8 AI can do for you:
Comments
No comments yet...
Related Articles
The National
24 minutes ago
- The National
Rockets hit northern Iraq's Kirkuk airport
Two Kayusha rockets struck an Iraqi military airbase at Kirkuk airport in the north of the country late on Monday, a security official said. At least one security personnel was slightly wounded, the source added. Another rocket fell on a house in the city of Kirkuk, causing material damage, he said. No group has immediately claimed responsibility for the attack. The military part of Kirkuk's airport includes bases for the Iraqi Army, the federal police, and the paramilitary forces known as the Popular Mobilisation Forces. A security source confirmed to the state-run news agency that two rockets struck the military airbase, one falling near a runaway, and a third hit a house in the city. Kirkuk International Airport management said that there was no damage and that flights were not disrupted. Iraq has long been a battleground of drone and rocket assaults and has proved fertile ground for proxy wars. But it only recently regained a semblance of stability after decades of devastating conflicts and turmoil. Last week, hours before a ceasefire ended the 12-day Iran-Israel war, unidentified drones struck radar systems at two military bases in Baghdad and southern Iraq. The government launched an investigation, but has yet to identify the perpetrators.
The National
3 hours ago
- The National
Iran-Israel war: Tehran raises death toll to 1,000
Iran has revised the death toll from its recent war with Israel, saying about 1,000 people were killed, including children, women and senior officials. Forensic experts have so far identified 935 victims, among them 38 children and 102 women, judiciary spokesman Asghar Jahangir said on Monday. Tehran had previously said that fewer than 700 people were killed during the two-week war. Mr Jahangir described the war as an 'aggression and imposed conflict' that resulted in the deaths of civilians, senior Islamic Revolutionary Guard Corps commanders, and top nuclear scientists. Fatemeh Mohajerani, a government spokeswoman, said about 3,500 homes were damaged during the war, including 350 in the capital, Tehran. She added that the Israeli army attacked 11 ambulances, killing nine medical personnel and five Red Crescent aid workers. More than 92,000 calls were made to the country's "4030" psychological support hotline, Ms Mohajerani added. Israel launched a surprise attack on Iran on June 13, killing senior commanders and firing missiles at military and government sites. Iran retaliated with missiles and drones, before the conflict culminated in a US bombing of Iranian nuclear sites and Tehran's attack on Al Udeid, an American airbase in Qatar. A ceasefire has held since then. On Sunday, Iran warned the Middle East that the threat of war has not yet passed, and expressed 'serious doubts' over whether the ceasefire with Israel will hold.
The National
3 hours ago
- The National
‘Terrorist cell' uncovered in Beirut was plotting attacks on major religious gathering
Members of a "terrorist cell" arrested in Beirut were plotting attacks on the Shiite community during Ashura religious events this weekend, security sources told The National. Lebanon's General Security Directorate said on Monday it had arrested a terrorist cell in Beirut that sought to carry out attacks in sensitive areas in the Lebanese capital. It said the cell was linked to extremist organisations and planned to launch synchronised attacks. The members had been monitored for several weeks. 'They were planning to attack large gatherings of Shiites during Ashoura this weekend,' one of the security sources said. 'This is terrifying. Lebanon is highly exposed in terms of security and entering a dangerous phase,' the security official added. For Shiite Muslims, Ashura marks the anniversary of the martyrdom of Imam Hussein bin Ali, the Prophet Mohammed's grandson, in 680AD, along with his family members and loyalists. Lebanon, a multi-faith country, has previously experienced attacks during religious events by extremist groups and armed militias. On Monday, before the arrests, a security official in Beirut told The National that Lebanon feared possible attacks by extremist groups following the deadly church bombing in neighbouring Syria. The Lebanese army announced last week the arrest of the suspected leader of ISIS in Lebanon, accusing him of planning attacks. The man, identified as RF and also known by the alias Qasoura, was captured after a series of surveillance and intelligence efforts by the military's Intelligence Directorate. Threat far from over Weapons, ammunition and drone-making equipment were seized during the raid, the army said. 'He was educated, a school teacher of chemistry with experience in telecommunications and surveillance,' a security source told The National on Sunday. The army described him as a "prominent leader of the terrorist organisation Daesh" and said he had assumed control of the group's Lebanon branch following the arrests of several senior figures in December, including his predecessor, known as Abu Saeed Al Shami. Authorities fear that dormant ISIS and other extremist cells in Lebanon could now be activated in retaliation or as part of a wider plan to destabilise the country. The concerns come amid renewed instability in neighbouring Syria, where a suicide bomber killed at least 25 people at a Damascus church earlier this month. Syrian authorities blamed ISIS for the attack. Although largely driven underground after a major military defeat in 2017, ISIS and other extremist groups have fought bloody battles with the Lebanese army in the past and carried out bombings against Hezbollah and its supporters. Now, with Syria's political landscape shifting after the collapse of President Bashar Al Assad's regime last year, Lebanese officials warn that the threat is far from over.
