Subletting in Dubai: 5 ways to turn your flat into a side income without breaking the law

TL;DR
You need written permission from your landlord before you sublet.
You also need to register the sublease with Ejari, or it’s not legal.
Without these steps, you could lose your deposit or even be evicted.

Sharing your apartment might seem like a smart way to earn some extra money. Rents in Dubai aren’t cheap, and many tenants are looking for ways to split costs or make side income. But renting out part of your flat, even just a room, comes with legal risks.

Dubai tenancy law is clear: you can’t sublet unless your landlord agrees in writing. And even with permission, you need to go through the proper steps to make it official. Skip them, and you could end up in real trouble.

Here’s what you need to know before you start.

1. Check Your Lease First
The starting point is your rental contract. Some leases clearly say that subletting is not allowed. Others don’t mention it at all. Either way, you need to get the landlord’s approval before subletting, even if it’s just one room or a short stay.

Allowing someone to live in your flat in exchange for rent, without written permission, is a breach of Dubai’s tenancy rules.

2. Get Written Approval
A casual text from your landlord isn’t enough. You’ll need a signed letter or agreement that shows they’re okay with the sublease. This protects you in case anything goes wrong.

What to include:

The name of the person moving in

How long they’ll stay

Whether they’re renting a room or the whole unit

If the landlord says no, that’s the end of it. You can’t sublet legally without their okay.

3. Register the Sublease with Ejari
Once you have permission, your next step is Ejari. This is the official rental registration system in Dubai. You or your subtenant will need to register the sublease to make it legal.

Why it matters:

Without an Ejari, your subtenant won’t be able to set up DEWA (utilities), internet, or even get a parking permit.

More importantly, an unregistered sublease is considered illegal, no matter what your landlord says

You can register at any typing center or through the Dubai REST app.

4. Avoid Problems with Bills and Services
If you keep the DEWA account in your name but someone else is living there, make sure you have a clear deal about who pays what. Misunderstandings over bills are common.

And if you register the sublease properly, your subtenant can open their own utility account. That way, things stay clean.

5. Know What You’re Responsible For
When you sublet, you don’t stop being the tenant. You’re still on the hook for rent, damages, and contract terms. If your subtenant breaks something or stops paying, it’s your problem.

Also, many buildings have rules against short-term stays or sharing. Check with your building management before you go ahead.

Bottom Line
Subletting can help cover your costs, but it’s not as simple as handing someone a key. Without your landlord’s written consent and a registered Ejari, you’re putting your lease and your deposit at risk.

Take the time to do it right. If the landlord says no, respect that. If they agree, make sure everything’s on paper and registered. That’s the only way to protect yourself.

FAQs

• Q1. Can I list my apartment on Airbnb or Booking.com?

Only if your building allows short-term rentals and you register with Dubai Tourism. Most tenants aren’t allowed to do this under standard contracts.

• Q2. What if I just want a roommate?

Same rules apply. If money is changing hands, it counts as subletting. You still need permission and a registered Ejari for that person.

• Q3. Will the landlord know if I sublet without telling them?

Probably. DEWA records, building access logs, and Ejari mismatches make it easy to spot. If they find out, they can start eviction proceedings.

• Q4. Can I charge my subtenant more than I pay in rent?

Only if your landlord agrees. Charging extra without permission could be seen as profiteering, which is not allowed.