Dubai Municipality has published detailed requirements under Law No. 4 of 2026, which regulates the occupancy and management of shared housing across the emirate. The law came into force in August, and owners and operators have one year to bring existing properties into compliance.
The rules draw a hard line between family and individual accommodation. Each shared residential unit must be allocated exclusively to one category or the other, with families and individuals barred from occupying the same unit. The requirement extends to entire buildings: a property must be designated wholly for families or wholly for individuals, not a mix of both.
Space standards are written into the circular. Each occupant must have at least five square metres of bedroom space, and one complete bathroom, covering a washbasin, toilet and shower, must be provided for every four residents. In family accommodation, each family requires a separate bedroom with its own private bathroom. Where facilities are separated, the rules allow one toilet for every four occupants and one shower for every six, but only in accommodation designated for individuals.
The municipality has also restricted where shared individual accommodation can operate. Properties on major roads with a tourism or commercial character, including Baniyas Road, Sheikh Zayed Road, Jumeirah Road and Al Wasl Road, may offer shared housing for families only.
Buildings housing individuals must include multipurpose areas for dining and recreation, as well as laundry and drying facilities. Shared kitchens on each floor are permitted in new buildings, sized in proportion to the number of residents. Shared accommodation is exempt from minimum car-parking requirements, but owners must provide designated areas for minibus pick-up and drop-off, subject to approval from the Roads and Transport Authority. Bicycle parking equivalent to at least 10 per cent of total occupancy must also be provided.
A building permit is required for any shared accommodation, whether new construction or conversion of an existing property. Applications must be submitted through the Dubai Building Platform by an appointed engineering consultancy and must include plans covering room sizes, occupant categories and occupancy rates. Shared-housing permits will be issued once a completion certificate is granted and will carry the information needed by the Dubai Land Department for tenancy contracts.
The one-year compliance window does not apply to existing building violations or unauthorised changes of use. The municipality said such violations must be addressed without delay to protect lives and property. Fees will apply to applications to convert a building, or part of one, into a shared-housing property under existing planning and land-use regulations.
The law is intended to curb overcrowding in residential neighbourhoods, reduce safety and security risks tied to informal shared housing, and preserve the urban character of the city.
