After a sweeping enforcement drive by Dubai authorities against illegal room partitions in residential units, many landlords are now dealing with severe property damage, costly repairs, and a shift in rental strategies. As new rules tighten, property owners are prioritizing small families and corporate tenants while enforcing more thorough background checks to prevent future violations.
Crackdown on Partitioned Units: Areas, Actions, and Legal Backing
In the last week of June, Dubai Municipality, in coordination with the Dubai Land Department and the General Directorate of Civil Defense, launched a targeted campaign across key residential areas to clamp down on unauthorized structural modifications within apartment units. Areas such as Al Rigga, Al Muraqqabat, Al Satwa, Al Barsha, and Al Raffa were among the primary focus zones due to their high population density and previous incidents of illegal partitions. The municipality confirmed that building owners were given formal advance warnings through written notices, urging them to comply with housing regulations before inspections began. The campaign’s stated goal was to eliminate safety hazards posed by makeshift internal divisions and to educate both property owners and tenants about the necessity of obtaining proper approvals for any structural modifications. Under Dubai Tenancy Law, specific clauses clearly prohibit subletting or altering rental units without the landlord’s and competent authorities’ written approval:
- Article 24 (Law No. 26 of 2007): A tenant cannot sublease or assign use of the rental unit without prior written consent from the landlord.
- Article 19: Tenants must maintain the property in good condition and refrain from making changes or carrying out any restoration work without both landlord approval and the required licenses from official bodies such as
Dubai Civil Defense . - Article 25 (1)(e) (Amended by Law No. 33 of 2008): If a tenant makes structural changes that compromise the property’s safety or cause damage, whether intentionally or through negligence, the landlord has the legal right to terminate the contract and seek eviction.
Even temporary modifications, like installing gypsum partitions, fall under these laws and require explicit permission. Any violation is considered a breach, potentially endangering the occupants and the structure itself.
Damage Reports and Financial Burden on Landlords
The aftermath of the crackdown revealed significant damage in many apartments. According to a Khaleej Times report, in numerous cases, entire apartments had been divided into tiny cubicles using plywood and curtains, with kitchens converted into sleeping areas, and ventilation systems blocked, leading to serious issues including mold, water damage, and compromised air quality. One landlord reportedly spent Dh45,000 over several months to repair an apartment. Restoration involved demolition of unauthorized partitions, mold treatment, deep cleaning, painting, and ongoing maintenance to make the unit habitable again. In another case, a standard two-bedroom flat had been split into five small sections with minimal ventilation. Even after the removal of partitions, persistent odors and structural damage remained. Some owners only discovered the extent of the violations when new building management or staff flagged unusual conditions. Prior to that, some security personnel either failed to report the illegal modifications or were allegedly complicit. Typical repair efforts include:
- Dismantling illegal partitions
- Repainting and retiling
- Deep cleaning to remove residue and mold
- Repairing or replacing ventilation and ductwork
These measures have cost landlords anywhere from Dh12,000 to over Dh40,000 per unit, depending on the severity of the damage.
Shift in Tenant Preferences and Stricter Vetting Processes
In response to the violations and losses, landlords have begun revamping their tenant screening protocols. Many who were previously unaware of the subletting and partitioning within their units are now more vigilant. Landlords are now:
- Checking Emirates ID, job profiles, and tenant history before signing contracts
- Preferring small families or corporate staff leases over groups of unrelated indviduals
- Avoiding single bachelors as tenants in favor of stable, long-term occupants
- Conducting more frequent unit inspections to catch early signs of unauthorized use
The recent enforcement has also made tenants more cautious, knowing that sudden inspections and potential evictions are now a real possibility. From a landlord’s perspective, renting to a single legal tenant or family streamlines payments, improves accountability, and reduces the risk of illegal subletting. This marks a significant shift from previous norms, where partitioned housing was a low-cost option for residents, especially workers and bachelors. These rooms were often listed on social media and property platforms for as little as Dh600 per month. However, authorities have emphasized that these modifications are illegal, pose serious fire risks, and hinder emergency evacuations.
Public Safety and Regulatory Compliance
Authorities stress that the initiative is not merely regulatory but is grounded in public safety concerns. Poorly constructed partitions and alterations can obstruct emergency exits, compromise fire safety systems, and block airflow, creating hazardous living conditions. The Dubai Municipality’s campaign aims to:
- Prevent fires and structural failures due to overcrowding and unauthorized partitions
- Raise awareness about legal requirements for internal modifications
- Improve long-term housing standards by discouraging makeshift accommodations
- Strengthen communication with property owners about safety and compliance
While some residents argue that partitioned housing provides necessary affordability in an expensive city, the municipality maintains that safety and regulatory compliance take precedence. Similar enforcement actions have been seen in other emirates, with long-standing bans on villa sharing and unauthorized room divisions.