Latest news with #illegalpartitions
The National
3 days ago
- The National
As Dubai cracks down on illegal partitions and subletting, here's what you should know
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.
The National
3 days ago
- The National
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.
Khaleej Times
5 days ago
- Khaleej Times
Some Dubai landlords spend up to Dh45,000 after tenants instal illegal partitions
While Dubai authorities intensify inspections on illegal partitions in residential buildings, it's not just tenants who are being affected, but homeowners too who are facing serious consequences, often without their knowledge. S.L., a homeowner in Dubai Marina, discovered the hard way how illegal modifications by a tenant can lead to expensive and long-term damage. 'My tenant illegally sublet my house to more than eight people,' she said. 'They changed the locks, installed a shower in the powder room, and created partitions. I couldn't access my own house for months.' By the time she managed to enter her apartment, it had become almost unrecognisable. 'There was mold everywhere because the airflow was blocked by the partitions,' she said. 'All the doors in the house had swollen because of the constant moisture caused by the shower.' S.L. ended up spending Dh45,000 over four months to renovate the property and make it liveable again. 'The maintenance issues didn't stop immediately either. They continued for about a year and a half. It took a long time to get my house back to its original state,' she said. Landlords caught off guard Some homeowners said they were unaware tenants had converted their apartments into partitioned spaces or bed spaces, violating building codes and causing structural and ventilation issues. N. Ahmed, who owns a 2BHK flat in Al Barsha, said he only realised his apartment had been altered when the new building watchman raised a complaint. 'I had given the flat to a bachelor working in retail. During the agreement, he told me he would be staying with his family and his brother's family. But the reality was different,' said Ahmed. He explained that the previous watchman had turned a blind eye and even assisted tenants in creating bed spaces and partitions. 'The new watchman, who joined in May, warned the tenants first. When they didn't listen, he called me and informed me about the situation.' Ahmed said he was shocked when he came to check the apartment. 'I saw four people living inside, with curtains separating each section,' he recalled. 'They had turned part of the kitchen into a sleeping area and blocked one of the vents with plywood.' He has since stopped renting to individuals without conducting a full background check. 'It's just not worth the risk,' he said. Similarly, Mona, who owns two apartments in Dubai Marina, faced difficulties after one of her tenants sublet her unit through social media platforms. 'When I read the news about the Dubai Municipality crackdown, I decided to visit the flat on Sunday morning. What I saw shocked me. There were about 12 people staying in the 2BHK,' said Mona. 'The place was divided into five tiny cubicles. There was no proper ventilation, and the washroom had been modified,' she said. 'I asked everyone to vacate immediately and told the original tenant that only their family can stay, or else the contract would be dissolved. They agreed to terminate the contract.' Mona said she spent Dh12,000 to dismantle the cubicles, clean, and repaint the apartment. 'Even after cleaning and repainting, the flat still smells musty. Right now, it's empty, and even potential tenants feel something is wrong because of the smell,' she added.
