Dubai Co-living and Ejari Rules: What Tenants Must Know
A practical guide to co-occupant registration, legal room rentals and compliance
Dubai has updated its co-living rules and Ejari requirements. Tenants must now register all co-occupants who live in a unit for a month or longer through the Dubai REST app, and room-by-room rentals are allowed only when the landlord holds the correct permit. As a trusted real estate agency in Dubai, Homesphere Real Estate explains what changed, how Ejari works, and the steps to stay compliant. Whether you plan to live in your home or lease it, following these rules protects your rights and your returns.
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What is Ejari?
Ejari is Dubai’ s official system for registering tenancy contracts with the Dubai Land Department. It creates a legally recognized record of your lease and issues an Ejari certificate and number that authorities accept as proof of tenancy. You need Ejari to set up DEWA utilities and for many government services. One Ejari is issued per unit to a single tenant or entity, while co-occupants who live in the home are recorded separately through the Dubai REST app.
What changed and why it matters
Authorities have tightened oversight of shared housing and unlicensed co-living. Tenants are now expected to record everyone who lives in the unit for one month or longer in the DLD system. The goal is simple: improve safety, stop unauthorized partitioning and ensure buildings comply with capacity and fire regulations.
Co-occupant registration on Ejari
Dubai Land Department provides a dedicated service to add co-occupants to your tenancy record. Registration links each person to your unit so building management, security and public services have accurate information if needed. Keeping this list current reduces disputes and speeds up administrative tasks for visas, schooling and services tied to your address.
Who needs to be registered
List any adult or child who resides in the unit for a sustained period. This typically includes a spouse, children, relatives, roommates and domestic staff who live in the home. Short visits do not require registration, but once someone stays a month or more, add them.
Step-by-step: add co-occupants in Dubai REST
Process for Already Registered Users
- Open Dubai REST App and click Login to Application
- Click Login as an Individual and login with UAE PASS for quick access. You can also login with your Emirates ID, Title Deed, mobile number, or email address.
- From the Dashboard, select the property where you are a tenant
- Select Manage Co-occupants to proceed
- Select “Add More” to add Co-Occupants to the property where you are a tenant
- Enter the Emirates ID and Date of Birth of the Co-Occupant and select “Verify”.
- Add all members of the family who are living in that property. To remove a Co-occupant, select the delete icon and submit.
Process for New Users
If you are new to the system, you will first need to create your profile before adding co-occupants.
- Go to the Dubai REST App login screen → Click Registration.
- Sign up with UAE PASS for quick registration. If you don’t have UAE PASS, you can register with your Emirates ID, unified number, or Residence Visa Number.
- Once registered, follow the steps above for existing users.
Room-by-room rentals and subleasing
Subleasing a whole unit or any part of it without written landlord approval breaches Dubai’s rental rules and risks lease termination or penalties. Licensed co-living is different. Landlords who hold the correct permit may lease rooms individually, but those room contracts must be documented properly and linked to the unit’s primary Ejari. If you plan to rent out rooms, confirm the building’s permissions in writing before you sign or advertise.
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Landlord checklist before you lease
- Confirm your building or unit is approved for any intended co-living use.
- Add clauses about maximum occupants, visitor rules and subleasing to the tenancy agreement.
- Require co-occupant registration on Dubai REST and request proof after move-in.
- Coordinate with building management so access cards and emergency contacts match the registered list.
- Schedule reasonable inspections that respect privacy and confirm no unauthorized partitions exist.
Tenant checklist before you sign
- Verify the landlord’s approval if you plan to share the home.
- Check the lease for subleasing clauses, penalties and visitor rules.
- Register all co-occupants within the first month and keep confirmations for your records.
- Update the list if a roommate moves out or a family member arrives.
- Keep your Ejari and co-occupant records handy for DEWA, schools and other services.
Why this matters for investors and end users
Compliance supports value. Units with clean Ejari records, correct co-occupant listings and clear building policies rent faster, face fewer disputes and hold resale liquidity better. For landlords, standardized addenda that require co-occupant registration reduce regulatory risk. For tenants, proper registration protects your rights and smooths everyday processes from utilities to parking.
Frequently asked questions
Is co-occupant registration the same as adding a co-tenant to Ejari?
No. Ejari is issued to one tenant or entity per unit. Co-occupants are recorded separately through the DLD service in the Dubai REST app.
Do children need to be registered?
Yes, if they live in the unit for a month or longer. Add them to keep your record accurate for school, healthcare and building access needs.
Can I sublease a bedroom to a friend?
Only with written landlord consent and, where required, the correct co-living permit. Without approvals, you risk termination and penalties.
Why Homesphere Real Estate
Homesphere Real Estate is a licensed Dubai brokerage, founded in 2019, specializing in off-plan projects. We help buyers evaluate new launches, compare floor plans, assess communities and developer track records. Our advisors provide compliance checks and track construction milestones so you stay informed from reservation to handover. We also coordinate the practicalities around documentation, snagging and handover readiness, and can connect you with trusted mortgage and property management partners. With a client-first approach and market insight, Homesphere makes off-plan purchasing straightforward and strategic.
What this means for you
Dubai’s co-living framework is about safety, transparency and fair use of housing. Record everyone who lives in your unit, obtain approvals before any room-by-room leasing and keep your Ejari current. If you are planning to buy in Dubai, Homesphere Real Estate will guide you through compliant unit selection and all the required documentation.
Ready to explore your options? Contact Homesphere Real Estate today to learn more!