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.
Timeline
2012-2015
The company offers payments/bribes to win key contracts in the Middle East
May 2017
The UK SFO officially opens investigation into Petrofac’s use of agents, corruption, and potential bribery to secure contracts
September 2021
Petrofac pleads guilty to seven counts of failing to prevent bribery under the UK Bribery Act
October 2021
Court fines Petrofac £77 million for bribery. Former executive receives a two-year suspended sentence
December 2024
Petrofac enters into comprehensive restructuring to strengthen the financial position of the group
May 2025
The High Court of England and Wales approves the company’s restructuring plan
July 2025
The Court of Appeal issues a judgment challenging parts of the restructuring plan
August 2025
Petrofac issues a business update to execute the restructuring and confirms it will appeal the Court of Appeal decision
October 2025
Petrofac loses a major TenneT offshore wind contract worth €13 billion. Holding company files for administration in the UK. Petrofac delisted from the London Stock Exchange
November 2025
180 Petrofac employees laid off in the UAE
Who's who in Yemen conflict
Houthis: Iran-backed rebels who occupy Sanaa and run unrecognised government
Yemeni government: Exiled government in Aden led by eight-member Presidential Leadership Council
Southern Transitional Council: Faction in Yemeni government that seeks autonomy for the south
Habrish 'rebels': Tribal-backed forces feuding with STC over control of oil in government territory
Key findings of Jenkins report
- Founder of the Muslim Brotherhood, Hassan al Banna, "accepted the political utility of violence"
- Views of key Muslim Brotherhood ideologue, Sayyid Qutb, have “consistently been understood” as permitting “the use of extreme violence in the pursuit of the perfect Islamic society” and “never been institutionally disowned” by the movement.
- Muslim Brotherhood at all levels has repeatedly defended Hamas attacks against Israel, including the use of suicide bombers and the killing of civilians.
- Laying out the report in the House of Commons, David Cameron told MPs: "The main findings of the review support the conclusion that membership of, association with, or influence by the Muslim Brotherhood should be considered as a possible indicator of extremism."
Turkish Ladies
Various artists, Sony Music Turkey
Our legal columnist
Name: Yousef Al Bahar
Advocate at Al Bahar & Associate Advocates and Legal Consultants, established in 1994
Education: Mr Al Bahar was born in 1979 and graduated in 2008 from the Judicial Institute. He took after his father, who was one of the first Emirati lawyers
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Dubai Bling season three
Cast: Loujain Adada, Zeina Khoury, Farhana Bodi, Ebraheem Al Samadi, Mona Kattan, and couples Safa & Fahad Siddiqui and DJ Bliss & Danya Mohammed
Rating: 1/5
Silent Hill f
Publisher: Konami
Platforms: PlayStation 5, Xbox Series X/S, PC
Rating: 4.5/5
Dunki
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Sole survivors
- Cecelia Crocker was on board Northwest Airlines Flight 255 in 1987 when it crashed in Detroit, killing 154 people, including her parents and brother. The plane had hit a light pole on take off
- George Lamson Jr, from Minnesota, was on a Galaxy Airlines flight that crashed in Reno in 1985, killing 68 people. His entire seat was launched out of the plane
- Bahia Bakari, then 12, survived when a Yemenia Airways flight crashed near the Comoros in 2009, killing 152. She was found clinging to wreckage after floating in the ocean for 13 hours.
- Jim Polehinke was the co-pilot and sole survivor of a 2006 Comair flight that crashed in Lexington, Kentucky, killing 49.
UAE currency: the story behind the money in your pockets
Scoreline
Chelsea 1
Azpilicueta (36')
West Ham United 1
Hernandez (73')
GAC GS8 Specs
Engine: 2.0-litre 4cyl turbo
Power: 248hp at 5,200rpm
Torque: 400Nm at 1,750-4,000rpm
Transmission: 8-speed auto
Fuel consumption: 9.1L/100km
On sale: Now
Price: From Dh149,900
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What vitamins do we know are beneficial for living in the UAE
Vitamin D: Highly relevant in the UAE due to limited sun exposure; supports bone health, immunity and mood.
Vitamin B12: Important for nerve health and energy production, especially for vegetarians, vegans and individuals with absorption issues.
Iron: Useful only when deficiency or anaemia is confirmed; helps reduce fatigue and support immunity.
Omega-3 (EPA/DHA): Supports heart health and reduces inflammation, especially for those who consume little fish.
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KEY%20DATES%20IN%20AMAZON'S%20HISTORY
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Key figures in the life of the fort
Sheikh Dhiyab bin Isa (ruled 1761-1793) Built Qasr Al Hosn as a watchtower to guard over the only freshwater well on Abu Dhabi island.
Sheikh Shakhbut bin Dhiyab (ruled 1793-1816) Expanded the tower into a small fort and transferred his ruling place of residence from Liwa Oasis to the fort on the island.
Sheikh Tahnoon bin Shakhbut (ruled 1818-1833) Expanded Qasr Al Hosn further as Abu Dhabi grew from a small village of palm huts to a town of more than 5,000 inhabitants.
Sheikh Khalifa bin Shakhbut (ruled 1833-1845) Repaired and fortified the fort.
Sheikh Saeed bin Tahnoon (ruled 1845-1855) Turned Qasr Al Hosn into a strong two-storied structure.
Sheikh Zayed bin Khalifa (ruled 1855-1909) Expanded Qasr Al Hosn further to reflect the emirate's increasing prominence.
Sheikh Shakhbut bin Sultan (ruled 1928-1966) Renovated and enlarged Qasr Al Hosn, adding a decorative arch and two new villas.
Sheikh Zayed bin Sultan (ruled 1966-2004) Moved the royal residence to Al Manhal palace and kept his diwan at Qasr Al Hosn.
Sources: Jayanti Maitra, www.adach.ae
What is a robo-adviser?
Robo-advisers use an online sign-up process to gauge an investor’s risk tolerance by feeding information such as their age, income, saving goals and investment history into an algorithm, which then assigns them an investment portfolio, ranging from more conservative to higher risk ones.
These portfolios are made up of exchange traded funds (ETFs) with exposure to indices such as US and global equities, fixed-income products like bonds, though exposure to real estate, commodity ETFs or gold is also possible.
Investing in ETFs allows robo-advisers to offer fees far lower than traditional investments, such as actively managed mutual funds bought through a bank or broker. Investors can buy ETFs directly via a brokerage, but with robo-advisers they benefit from investment portfolios matched to their risk tolerance as well as being user friendly.
Many robo-advisers charge what are called wrap fees, meaning there are no additional fees such as subscription or withdrawal fees, success fees or fees for rebalancing.
The specs
Engine: 5.2-litre twin-turbo V12
Transmission: eight-speed automatic
Power: 715bhp
Torque: 900Nm
Price: Dh1,289,376
On sale: now
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Killing of Qassem Suleimani
The years Ramadan fell in May
From Zero
Artist: Linkin Park
Label: Warner Records
Number of tracks: 11
Rating: 4/5
Conflict, drought, famine
Estimates of the number of deaths caused by the famine range from 400,000 to 1 million, according to a document prepared for the UK House of Lords in 2024.
It has been claimed that the policies of the Ethiopian government, which took control after deposing Emperor Haile Selassie in a military-led revolution in 1974, contributed to the scale of the famine.
Dr Miriam Bradley, senior lecturer in humanitarian studies at the University of Manchester, has argued that, by the early 1980s, “several government policies combined to cause, rather than prevent, a famine which lasted from 1983 to 1985. Mengistu’s government imposed Stalinist-model agricultural policies involving forced collectivisation and villagisation [relocation of communities into planned villages].
The West became aware of the catastrophe through a series of BBC News reports by journalist Michael Buerk in October 1984 describing a “biblical famine” and containing graphic images of thousands of people, including children, facing starvation.
Band Aid
Bob Geldof, singer with the Irish rock group The Boomtown Rats, formed Band Aid in response to the horrific images shown in the news broadcasts.
With Midge Ure of the band Ultravox, he wrote the hit charity single Do They Know it’s Christmas in December 1984, featuring a string of high-profile musicians.
Following the single’s success, the idea to stage a rock concert evolved.
Live Aid was a series of simultaneous concerts that took place at Wembley Stadium in London, John F Kennedy Stadium in Philadelphia, the US, and at various other venues across the world.
The combined event was broadcast to an estimated worldwide audience of 1.5 billion.
More from Neighbourhood Watch:
What can victims do?
Always use only regulated platforms
Stop all transactions and communication on suspicion
Save all evidence (screenshots, chat logs, transaction IDs)
Report to local authorities
Warn others to prevent further harm
Courtesy: Crystal Intelligence
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4.35pm: Tilal Al Khalediah
5.10pm: Continous
5.45pm: Raging Torrent
6.20pm: West Acre
7pm: Flood Zone
7.40pm: Straight No Chaser
8.15pm: Romantic Warrior
8.50pm: Calandogan
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The Voice of Hind Rajab
Starring: Saja Kilani, Clara Khoury, Motaz Malhees
Director: Kaouther Ben Hania
Rating: 4/5
The specs
Engine: 4.0-litre V8 twin-turbocharged and three electric motors
Power: Combined output 920hp
Torque: 730Nm at 4,000-7,000rpm
Transmission: 8-speed dual-clutch automatic
Fuel consumption: 11.2L/100km
On sale: Now, deliveries expected later in 2025
Price: expected to start at Dh1,432,000
First Person
Richard Flanagan
Chatto & Windus
RESULTS
6.30pm: Maiden Dh 165,000 1,600m
Winner: Superior, Connor Beasley (jockey), Ahmad bin Harmash (trainer)
7.05pm: Handicap Dh 185,000 2,000m
Winner: Tried And True, Pat Dobbs, Doug Watson
7.40pm: Maiden Dh 165,000 1,600m
Winner: Roy Orbison, Fernando Jara, Ali Rashid Al Raihe
8.15pm
Handicap Dh 190,000 1,400m
Winner: Taamol, Dane O’Neill, Ali Rashid Al Raihe
8.50pm
Handicap Dh 175,000 1,600m
Winner: Welford, Richard Mullen, Satish Seemar
9.25pm: Handicap Dh 175,000 1,200m
Winner: Lavaspin, Richard Mullen, Satish Seemar
10pm: Handicap Dh 165,000 1,600m
Winner: Untold Secret, Xavier Ziani, Sandeep Jadhav
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