Sheikh Mohammed bin Rashid Al Maktoum, Vice President and Prime Minister of the UAE and Ruler of Dubai, has issued Law No. (4) of 2026 to regulate the management and occupancy of shared housing in Dubai.

The new law applies across Dubai’s private development zones and free zones and sets clear rules for property owners, authorised operators, and tenants involved in shared housing arrangements.

What the law aims to do

The legislation is designed to organise shared housing in the emirate and address issues such as overcrowding and informal accommodation. The law aims to:

• Protect the rights of property owners and residents
• Ensure safe and healthy living conditions
• Prevent overcrowding and illegal housing practices
• Address building and land-use violations
• Promote fair rental practices
• Support the stability and appearance of Dubai’s real estate market

Permit required for shared housing

Under the law, no individual or entity may allocate a property unit for shared housing without obtaining an official permit.

Permits will be issued and renewed according to rules set by Dubai Municipality, in coordination with Dubai Land Department and other authorities.

Properties must meet specific technical and safety requirements, including:

• Maximum occupancy limits
• Minimum space per resident
• Adequate shared facilities
• Compliance with building, health, fire, sanitation, security, and electrical standards

Permit validity and renewal

• Permits are valid for one year and may be renewed for similar periods.
• At the owner’s request, a two-year permit may be issued.
• Renewal applications must be submitted at least 30 days before expiry.

Leasing rules

The law states that only the property owner or an authorised establishment can lease a shared housing unit.

Tenants or other parties are not allowed to sublease any part of the unit, ensuring better oversight and compliance with regulations.

Heavy fines for violations

Violating the law can result in fines ranging from Dh500 to Dh500,000.

If the same violation is repeated within one year, the penalty will be doubled, up to a maximum of AED1 million.

Authorities may also impose additional measures, including:

• Suspension of activity for up to six months
• Cancellation of the permit
• Revocation of the commercial licence
• Disconnection of public utilities
• Eviction orders for non-compliant units

Oversight and implementation

Dubai Municipality will set detailed conditions for shared housing, including maximum occupancy levels, required space per resident, and necessary facilities. The authority will also determine which areas in Dubai are permitted for shared housing, based on urban planning, population density, infrastructure capacity, and neighbourhood characteristics.

The law applies to companies licensed to manage or lease properties on behalf of owners, including those operating in special development zones and free zones. However, collective labour accommodation is excluded from its scope.

When the law takes effect

The law will come into force 180 days after its publication in the Official Gazette, and any conflicting provisions in other legislation will be annulled.

Global oil markets are highly sensitive to geopolitical tensions. When conflicts, political instability or military escalations occur, uncertainty in global energy supply often drives oil prices higher.

Although these developments may seem distant from everyday life, the effects are quickly felt by residents and consumers through higher fuel costs, transport fares and rising prices for everyday goods.

Why do conflicts affect oil prices?

Many of the world’s largest oil-producing countries are located in the Middle East. The region plays a central role in global energy supply, meaning any disruption or threat to supply can trigger sharp movements in oil markets.

When tensions rise, traders worry that oil production or transport routes could be disrupted. Even the possibility of supply interruptions can push prices higher as markets react to the risk of shortages.

Key shipping routes are also important. If conflict threatens major oil transit points or infrastructure, global supply chains can be affected, which further increases price volatility.

How does this affect fuel prices?

For consumers, the first noticeable impact is usually at fuel stations. When global crude oil prices increase, petrol and diesel prices typically follow.

Higher fuel costs mean commuters spend more on daily travel, whether they drive their own vehicles or rely on public transport. Over time, this can place additional pressure on household budgets, particularly for middle- and lower-income families.

In some countries, higher oil prices can also influence electricity costs, especially where oil is used to generate power.

Why do everyday goods become more expensive?

Oil is not only used as fuel. It is also essential in manufacturing, agriculture, and the transport of goods.

When oil prices rise:

• Transport companies pay more for fuel
• Factories face higher energy costs
• Farmers pay more to operate machinery and produce fertilisers

Businesses often pass these additional costs on to consumers. As a result, the prices of everyday items such as groceries, clothing and household products may increase.

What about transport and travel?

Airlines, shipping companies and public transport systems rely heavily on fuel. When energy prices rise, transport operators may increase ticket prices or add fuel surcharges to cover higher operating costs.

Delivery services and logistics companies may also raise fees, which can further contribute to higher consumer prices.

Have oil prices started to fall?

After days of volatility in global energy markets, there has been some relief for consumers.

According to a BBC report, Oil and gas prices fell sharply on Tuesday after US President Donald Trump said the war involving Iran was “very complete”.

Crude oil prices had almost reached $120 a barrel on Monday amid fears that the conflict could cause prolonged disruption to energy supplies from the Middle East. However, prices later dropped to below $90 a barrel following the president’s comments.

Although oil prices remain higher than they were before the conflict began, global stock markets have rebounded as concerns over major supply disruptions eased.

Conflicts in major energy-producing regions can have far-reaching consequences. Even when fighting occurs far from consumers, the ripple effects can be felt in higher fuel prices, rising transport costs and more expensive goods.

For many households, this means a higher cost of living and increased pressure on everyday budgets.

In his capacity as Ruler of Dubai, His Highness Sheikh Mohammed bin Rashid Al Maktoum, Vice President and Prime Minister of the UAE, has issued Law No. (3) of 2026 regulating the quality and safety of buildings in Dubai.

The law applies to all buildings across the emirate, including those located in private development zones and free zones such as the Dubai International Financial Centre (DIFC), regardless of whether they were constructed before or after the law’s enactment.

Ensuring safer and sustainable buildings

The new legislation aims to enhance the quality, safety, and sustainability of buildings in Dubai by ensuring structural integrity, regular maintenance, and the safe operation of building systems. It also seeks to improve occupant comfort, reduce accidents, protect lives and property, and preserve Dubai’s urban landscape.

Role of Dubai Municipality

Under the law, Dubai Municipality will oversee the implementation of building safety standards. Its responsibilities include developing a digital building management system, maintaining a unified database of buildings, and carrying out periodic assessments to ensure compliance.

The municipality will also set sustainability standards, regulate building materials, promote the use of modern technologies in construction and maintenance, investigate building-related incidents, and implement measures to safeguard lives and property.

Mandatory Quality and Safety Certificate

A key provision of the law is the requirement for buildings to obtain a Quality and Safety Certificate, which will only be issued after a licensed engineering office conducts a comprehensive inspection and technical assessment of the building’s structural and technical condition.

The law also defines the responsibilities of authorities supervising construction activities in Dubai, including Dubai Municipality and regulators overseeing private developments and free zones.

Responsibilities of building owners

Building owners, including unit owners governed by Law No. (6) of 2019 on Joint Property Ownership in Dubai, must obtain the Quality and Safety Certificate after construction is completed and address any defects identified during inspections.

Owners are also required to:

• Hire a licensed engineering firm to assess the building and prepare a technical report
• Carry out regular maintenance for buildings under 20 years old
• Repair defects that may threaten structural safety, residents, or surrounding properties
• Allow authorities to conduct inspections and perform necessary repairs

Maintenance must continue even after the building obtains its safety certificate.

Certificate validity

The Quality and Safety Certificate will remain valid for 10 years for buildings less than 40 years old from the date of completion, and five years for buildings that are 40 years or older.

Certificates may be renewed for similar periods, according to procedures to be determined by a decision from the Chairman of the Executive Council of Dubai.

Rules for demolition and tenant rights

If a building is approved for demolition, the provisions outlined in Law No. (26) of 2007 regulating landlord–tenant relations in Dubai will apply.

Tenants who vacate the building under such circumstances will have priority to return after reconstruction or major maintenance, at the same rental value stated in their original lease, unless otherwise agreed by both parties.

Penalties for violations

Violations of the law or related decisions may result in fines ranging from Dh100 to Dh1 million. Repeat offences within two years may lead to fines doubling to a maximum of Dh2 million.

Authorities may also impose administrative measures such as suspending building permits, halting government or private transactions related to the building, and stopping lease certification procedures until violations are resolved.

Appeals and enforcement

Anyone subject to a decision or administrative action under the law may submit a written appeal within 30 days to the Director General of Dubai Municipality or the relevant authority. A designated committee will review the appeal and issue a final decision within 30 days.

Authorities may also seek assistance from government entities, including the police, to enforce the law when required.

Implementation timeline

Building owners, contractors, and engineering offices must comply with the law within one year of its effective date, although the Chairman of the Executive Council of Dubai may extend the deadline if necessary.

The law will be published in the Official Gazette and will come into effect 60 days after publication, with any conflicting provisions in other laws annulled.