Tenant subletting your Dubai apartment without permission? What should you do next?

No. An unfamiliar face or visitor record does not, by itself, establish a sublease. Find out whether your tenant has given someone occupation rights under a separate arrangement, and whether that arrangement was authorised.

Ask who is staying, on what basis and whether rent is being paid. A guest and a paying room occupant need different checks; avoid making an accusation from appearances alone.

Read the signed lease, its addenda and any later written consent. Article 24 of Dubai's tenancy law requires the landlord's written consent to subletting unless the parties have agreed otherwise.

Check the permission's scope: the whole apartment or one room, the permitted use and any conditions. Approval already contained in the lease matters too.

Build a dated record, keeping originals:

• The lease, Ejari and relevant permission or refusal.
• Public advertisements, with their web addresses and dates.
• Correspondence with the tenant and any admission or explanation.
• Relevant building-management reports and occupancy or payment evidence lawfully available to you.

An advertisement is a lead, not proof that a sublease was completed. Keep private records confidential; ask the RDC how to obtain evidence you cannot lawfully access yourself.

They add another check. Dubai Municipality's October 2026 guidance says Law No. 4 of 2026 took effect on 8 September 2026, with permits and standards for buildings and villas designated for shared housing.

Buildings already used for shared housing have a one-year period from that date to regularise their status. The Municipality says this does not excuse building violations, unauthorised changes of use or public-safety risks.

For room-by-room or bedspace letting, check the property and operator requirements with the Municipality. Do not treat a landlord's consent, or the regularisation period, as blanket permission for the arrangement.

Yes. State what you have observed, ask for an explanation and request any consent or agreement they rely on. Keep the exchange factual and written.

You could write: "I have seen an advertisement that appears to offer a room in the apartment. Please explain the arrangement and send any written permission you rely on."

This enquiry is not a substitute for a formal legal notice.

Yes, if the ground is established. Amended Article 25(1)(b) allows an eviction request where a tenant sublets all or part of the property without written approval.

It is a court claim, not an automatic cancellation or permission to remove occupants. Evidence, any permission and the tenant's response still matter.

The 12-month notice rule for sale or personal use is different. Article 25(1)(b) does not specify a 30-day period to remedy subletting; the 30-day periods appear under other grounds.

Article 25(1) still requires notice through a notary public or registered mail. Have the RDC or a qualified legal adviser confirm the wording, service and timing for your grounds before filing. Keep proof of delivery.

Do not use lockouts, utility disconnection or harassment to force a departure. The official 2026 explanation of Article 34 expressly covers blocked access and interference with services, with police intervention and potential compensation claims.

Building management can document and report concerns. It should not become a substitute for the lawful eviction process. Report immediate safety concerns to the appropriate authorities.

The RDC's rental-case service accepts applications online or through Real Estate Services Trustee centres. Its published documents include the latest Ejari/lease, identification, bank evidence showing the claimant's IBAN, and the formal eviction notice with evidence of service.

Add the evidence supporting your allegation and any representative's authority. Documents must be in Arabic or legally translated into Arabic. State clearly what you seek, then follow notifications and attend the hearing.

The RDC lists a basic eviction-claim fee of 3.5% of annual rent, or the lease value for a term other than one year, with a minimum of AED 500 and maximum of AED 20,000.

Fictional example: for an assumed one-year lease at AED 80,000, the basic fee is AED 80,000 x 3.5% = AED 2,800. This excludes notification, other service charges, translation, legal assistance and later enforcement. Request an itemised assessment, particularly if you add a separate monetary claim.

Under Article 25(1)(b), an eviction on this ground also applies to the subtenant, who retains a right to seek compensation from your tenant. That does not authorise you to remove them personally.

Check consent carefully: Article 30 provides protection for a subtenant under a landlord-approved sublease when the main lease is terminated by an award. Ask how the occupants should be identified and dealt with in your case.

For an agreed departure, record the handover date, possession, keys, occupants and outstanding amounts in writing. Obtain advice before accepting payments or signing wording that could create or recognise a different tenancy.

If an enforceable judgment is not followed, use the RDC rental execution process. Follow the court's directions for possession and handover. Winning an eviction case and physically recovering the apartment are separate steps.