Renting a Room in Dubai: A Practical Checklist

A step-by-step checklist for renting a room in Dubai safely: what to ask, what is usually included, which documents to exchange, and how to view, pay and move out.

Updated 30 September 2026

Before you start looking

Since 26 August 2026, shared housing in Dubai has been governed by Law No. 4 of 2026. Only an owner or a licensed company may rent out rooms, each unit needs a Dubai Municipality permit, and tenants may not sublet parts of a shared unit. Owners already renting out rooms have until August 2027 to comply.

Set your full monthly budget, not just the rent. Include the deposit, any agency fee, transport and food. Be wary of prices far below similar rooms nearby, because police have warned that scammers often copy real listings and repost them at low prices.

Questions to ask

Who is the landlord, and are they the owner or a licensed company? Does the unit have a shared housing permit, or where are they in the transition? How many people live in the unit, how many share your room, and how many bathrooms are there?

What is included? Under the new law, electricity and water are included in the rent unless the contract says otherwise, so check internet, cooling, cleaning and furniture too. Also ask about visitor rules, the deposit amount and refund terms, payment dates, and how much notice you must give to leave.

Viewing safely

View in person before paying anything, ideally in daylight and with a friend. Be cautious if someone says they are overseas and can only offer a video tour, or pushes you to decide quickly.

Look for proper walls rather than makeshift partitions, a window, clear exits, working smoke detectors and air conditioning. Check that the number of beds matches what you were told, and meet the person who actually controls the unit.

Documents to exchange

Expect to show your passport, visa or Emirates ID. In return, ask to see proof the landlord owns the unit or is authorised to let it, and their shared housing permit once issued. If a broker is involved, check their card and the advert permit through the Dubai Land Department's Trakheesi verification service.

Get a written contract. Shared housing contracts should follow Dubai Land Department templates and be recorded in the new Shared Housing Register, which lists the number of residents and the space given to you. Photograph the room and its contents on move-in day and keep copies.

Paying safely

Do not transfer money before you have viewed the room and checked who you are dealing with. Pay by bank transfer to an account in the name of the owner or licensed company, and get a receipt for every payment, including the deposit.

By default under the new law, rent is paid monthly in advance. The law does not fix a deposit amount, so write down the figure and the return conditions. If you think you have been scammed, report it through the Dubai Police app or by calling 901, and keep the advert, messages and payment proof.

Moving out

Give notice in writing as your contract requires. Leave the room clean, return keys and access cards, and settle any bills that are your responsibility.

Ask for an inspection with the landlord and take photos. A deposit should be returned if the space is in the condition you received it, apart from normal wear and tear. If it is withheld without good reason, disputes under the shared housing law go to Dubai's Rental Disputes Center.

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Questions people ask

How much deposit is normal for a room?

No amount is fixed by law. Agree the figure, what it covers and when it will be returned in writing, and get a receipt.

Are bills included in room rent?

Under Dubai's shared housing law, electricity and water are included in the rent unless the contract says otherwise. Check internet, cooling and cleaning separately.

Do I need Ejari for a room?

Under the new law, shared housing contracts are recorded in the Dubai Land Department's Shared Housing Register. Its details for residents were still being finalised in late 2026, so ask the landlord how your contract will be registered.

What should I do if I paid a scammer?

Report it straight away through the Dubai Police app or by calling 901. Keep screenshots of the advert, chats and payment receipts.