Latest news with #subletting
The Independent
2 days ago
- The Independent
As Dubai cracks down on crowded jerry-rigged apartments, migrant workers have nowhere else to go
Lights flicker, doors hang off their hinges and holes in the walls expose pipes in the apartment building where Hesham, an Egyptian migrant worker, lives in Dubai, an emirate better known for its flashy skyscrapers and penthouses. His two-bedroom rental unit is carved up to house nine other men, and what he calls home is a modified closet just big enough for a mattress. But now the government has ordered the 44-year-old salesman out of even that cramped space, which costs him $270 a month. He's one of the many low-paid foreign laborers caught up in a widespread crackdown by authorities in Dubai over illegal subletting. That includes rooms lined with bunk beds that offer no privacy but are as cheap as a few dollars a night, as well as partitioned apartments like Hesham's, where plywood boards, drywall and plastic shower curtains can turn a flat into a makeshift dormitory for 10 or 20 people. After a blaze at a high-rise in June, Dubai officials launched the campaign over concerns that partitioned apartments represent a major fire risk. Some of those evicted have been left scrambling to stay off the streets, where begging is illegal. Others fear they could be next, uncertain when or where inspectors might show up. 'Now we don't know what we'll do,' said Hesham, who's staying put until his landlord evicts him. Like others living in Dubai's cheapest and most crowded spaces, he spoke to The Associated Press on condition only his first name be used for fear of coming into the crosshairs of authorities enforcing the ban on illegal housing. 'We don't have any other choice," he said. Dubai Municipality, which oversees the city-state, declined an AP request for an interview. In a statement, it said authorities have conducted inspections across the emirate to curb fire and safety hazards — an effort it said would 'ensure the highest standards of public safety' and lead to 'enhanced quality of life' for tenants. It didn't address where those unable to afford legal housing would live in a city-state that's synonymous with luxury yet outlaws labor unions and guarantees no minimum wage. Dubai boom boosts rents Dubai has seen a boom since the pandemic that shows no signs of stopping. Its population of 3.9 million is projected to grow to 5.8 million by 2040 as more people move into the commercial hub from abroad. Much of Dubai's real estate market caters to wealthy foreign professionals living there long-term. That leaves few affordable options for the majority of workers — migrants on temporary, low-wage contracts, often earning just several hundred dollars a month. Nearly a fifth of homes in Dubai were worth more than $1 million as of last year, property firm Knight Frank said. Developers are racing to build more high-end housing. That continued growth has meant rising rents across the board. Short-term rentals are expected to cost 18% more by the end of this year compared to 2024, according to online rental company Colife. Most migrant workers the AP spoke to said they make just $300 to $550 a month. In lower-income areas, they said, a partitioned apartment space generally rents for $220 to $270 a month, while a single bunk in an undivided room costs half as much. Both can cost less if shared, or more depending on size and location. At any rate, they are far cheaper than the average one-bedroom rental, which real estate firm Engel & Völkers said runs about $1,400 a month. The United Arab Emirates, like other Gulf Arab nations, relies on low-paid workers from Africa and Asia to build, clean, babysit and drive taxi cabs. Only Emirati nationals, who are outnumbered nearly 9 to 1 by residents from foreign countries, are eligible for an array of government benefits, including financial assistance for housing. Large employers, from construction firms and factories to hotels and resorts, are required by law to house workers if they are paid less than $400 a month, much of which they send home to families overseas. However, many migrants are employed informally, making their living arrangements hard to regulate, said Steffen Hertog, an expert on Gulf labor markets at the London School of Economics and Political Science. The crackdown will push up their housing costs, creating 'a lot of stress for people whose life situation is already precarious,' he said. Hassan, a 24-year-old security guard from Uganda, shares a bed in a partitioned apartment with a friend. So far, the government hasn't discovered it, but he has reason to be nervous, he said. 'They can tell you to leave without an option, without anywhere to go.' Fires remain a threat in Dubai Dubai has targeted overcrowded apartments in the past amid a spate of high-rise fires fueled by flammable siding material. The latest round of inspections came after a blaze in June at a 67-story tower in the Dubai Marina neighborhood, where some apartments had been partitioned. More than 3,800 residents were forced to evacuate from the building, which had 532 occupied apartments, according to a police report. That means seven people on average lived in each of these units in the tower of one-, two- and three-bedroom flats. Dozens of homes were left uninhabitable. There were no major injuries in that fire. However, another in 2023 in Dubai's historic Deira neighborhood killed at least 16 people and injured another nine in a unit believed to have been partitioned. Ebony, a 28-year-old odd-job worker from Ghana, was recently forced to leave a partitioned apartment after the authorities found out about it. She lived in a narrow space with a roommate who slept above her on a jerry-built plywood loft bed. 'Sometimes to even stand up,' she said, 'your head is going to hit the plywood.' She's in a new apartment now, a single room that holds 14 others — and sometimes more than 20 as people come and go, sharing beds. With her income of about $400 a month, she said she didn't have another option, and she's afraid of being forced out again. 'I don't know what they want us to do. Maybe they don't want the majority of people that are here in Dubai,' Ebony said.
Khaleej Times
3 days ago
- Business
- Khaleej Times
Dubai: How to share rented flat without breaking the law
Question: I am a single mother working in Dubai and cannot afford to rent an apartment on my own. I've come across advertisements for flat sharing and am considering this as an option. However, I want to ensure I don't break any laws. Is flat sharing legally allowed in Dubai? If so, what is the proper legal way to go about it? Answer: In Dubai, a tenant is not allowed to sublet a rented premise without the written consent of the landlord. This is under Article 24 of the Dubai Tenancy Law, which states, 'Unless otherwise agreed by the parties to a lease contract, the tenant may not sublease, or assign the use of the real property to third parties unless the relevant written consent of the landlord is obtained.' Furthermore, a landlord may evict a tenant if he/she has sublet the rented premises to a third party without the written consent of the landlord and if the same is used by third parties for purposes which are against public order or morals. This is in accordance with Article 25 (1) (b) & (c) of the Amended Dubai Tenancy Law, which states, 'A landlord may request eviction of the tenant from the real property before expiry of the Lease Contract only in the following cases: Stay up to date with the latest news. Follow KT on WhatsApp Channels. b. Where the tenant sublets the real property or any part thereof without obtaining the landlord's written approval, in which case the eviction shall apply to the tenant and to the subtenant, who shall reserve the right to claim compensation from the tenant; c. Where the tenant uses the real property or allows others to use it for any illegal purpose or for a purpose which conflicts with public order or morals.' Recently, Dubai Municipality, in coordination with the Dubai Land Department and the General Directorate of Civil Defence, Dubai, have intensified efforts to curb the use of partitioned rooms, which are commonly used to create shared living spaces. This practice has been identified as a safety hazard, deemed unsafe and is being actively removed. Inspection campaigns are being conducted across several multi-storey residential buildings, especially in densely populated areas. You should always be compliant with the Dubai regulations relating to sharing accommodation. Based on the aforementioned provisions of law, you must ensure that it is not in a partitioned unit and should obtain a written confirmation from the landlord or the management company of the building allowing you to share the rented apartment with other individuals. However, the aforesaid options of allowing you to reside in a rented apartment on sharing basis are at the sole discretion of the landlord or the management company of the building.
Arabian Business
7 days ago
- Business
- Arabian Business
Dubai real estate: What is illegal subletting? Experts warn against shared flats, lease breaches
Subletting or partitioning a rental property in Dubai without approval from the landlord and authorities is against the law. Yet, the practice continues to remain common in parts of the city, real estate experts told Arabian Business, driven by rising rents and demand for affordable housing. Authorities have ramped up inspections in recent months, targeting unlicensed shared housing and warning of safety risks, overcrowding, and violations of building codes. That said, knowing the rules is critical to avoid fines, eviction, and legal disputes – for tenants and landlords alike. So, what exactly is considered illegal subletting or partitioning in Dubai? PP Varghese, Head of Professional Services at Cushman & Wakefield Core, defines illegal subletting as the act of tenants renting out parts of their leased property without proper authorisation from the landlord or relevant authorities. 'Specifically, this includes converting living rooms, balconies, or storage areas into bedrooms, installing makeshift partitions that block emergency exits, or subdividing units beyond their approved capacity. Dubai Municipality's regulations are clear that any structural changes require proper permits and must comply with fire safety, ventilation, and occupancy standards,' he told Arabian Business. Echoing the sentiment, Svetlana Vasilieva, Head of Sales – Secondary, at Metropolitan Premium Properties explained that 'a tenant cannot sublet or share an apartment without written permission from the landlord.' She added that many tenants sublet properties temporarily to avoid breaching contracts during relocation or to share rent costs in high-rent areas. Why does illegal subletting continue? Varghese pointed to economic conditions that make unauthorised subletting attractive to both tenants and landlords. 'The fundamental issue is an economic arbitrage opportunity created by Dubai's rental market dynamics,' he said, adding that residents often prioritise access to soft infrastructure such as retail outlets, public transport, schools, healthcare facilities, and employment hubs. These amenities are typically found in central locations, which also come with high rental prices. 'For tenants, sharing the cost of a centrally located unit makes premium areas accessible at individually affordable rates. For landlords, subdividing units allows them to achieve rental yields significantly higher than standard lease rates – sometimes 150–200 per cent of normal rental income for the same space,' Varghese said. According to Varghese, the economic incentives are 'powerful enough' that some landlords and tenants are willing to accept regulatory risks. Vasilieva also agreed that affordability plays a role. 'There are multiple reasons such as lack of awareness about the regulations, rent affordability – especially in high rent areas by sharing the cost of rent. Often, tenants need to relocate temporarily and in order not to breach the rental contract, the apartment is being sublet for a short period of time,' she said. Which Dubai areas are most affected? Older parts of Dubai report high levels of unauthorised subletting and partitioning, both experts said. According to Vasilieva, areas such as Al Rigga, Deira, and Satwa are among the most affected. She also noted that villas in Jumeirah and larger apartments in Dubai Marina are commonly sublet, especially by younger bachelors and new arrivals. In addition, Varghese explained that the areas most affected are 'typically those that offer the best combination of central location, soft infrastructure access, and rental arbitrage opportunities.' Parts of Bur Dubai, Sheikh Zayed Road, and Jumeirah Lake Towers are also locations with 'see significant illegal subletting activity.' Aside from this, Varghese also listed mid-tier areas with affordable base rents but strong connectivity, including Al Qusais, International City, Discovery Gardens, and parts of Business Bay. 'Interestingly, we're seeing increasing violations in newer developments across various emirates where the economics work favourably – areas that combine reasonable base rental rates with strong connectivity to employment centres and urban amenities,' he said, adding that the pattern consistently follows 'locations where the gap between individual affordability and area desirability creates the most profitable arbitrage opportunities for landlords.' What are the legal consequences? There is a clear legal framework in Dubai on the matter. Article 25 (1)(b) of Law No. 26 of 2007 states that unauthorised subletting is a breach of contract. 'This entitles the landlord to seek eviction of both the tenant and subtenant,' Vasilieva said, adding that if the sublease generates higher revenue than the original tenancy agreement, landlords must file a case at the Rental Dispute Centre to recover the financial difference between the revenue earned from the sublease and the rent stipulated in the original tenancy agreement. 'The landlord may pursue a claim for compensation, these are in addition to any orders issued,' she said. Varghese added that penalties for violations can include fines of up to AED 50,000, with additional fines for overcrowding starting from AED 10,000 per incident. However, there are more repercussions than just a penalty, he added. 'Violations create a documented history with authorities that can complicate future property management and leasing activities,' he said. 'Properties with a history of illegal partitions or overcrowding may face higher scrutiny, lower valuations, and difficulty in sale. Insurance claims may be denied for properties with unauthorised modifications, and owners may face civil liability for safety incidents.' What are the other risks? Another risk is safety concerns – a major issue highlighted by the experts. Varghese explained that illegally partitioned units often result in overloaded electrical systems, blocked fire exits, and inadequate ventilation. 'In emergencies, these unregulated layouts can be life-threatening,' he said, adding that the Civil Defense has 'repeatedly flagged illegal partitions as a fire hazard.' Vasilieva further explained blocked ventilation and emergency exits are among the most common safety risks in such units. Are tenants aware of what is legal? 'It's a responsibility of the landlord to inform the tenants what is allowed in a shared house,' Vasilieva said, stressing that clear terms and conditions should be outlined in tenancy agreements. 'Many new expats don't realise that sharing a flat is only legal when the landlord consents and partitions are approved,' Varghese said, adding that lack of awareness often leaves tenants vulnerable to eviction, even if they have paid rent on time. However, regular inspections carried out by Dubai Municipality has reduced the opportunities for illegal subletting. 'Dubai Municipality conducts regular inspections and responds to public complaints. Enforcement has strengthened, but given the demand for low-cost housing, some illegal setups persist,' he explained, concluding that recent efforts to digitise building permits and track inspections are helping to close enforcement gaps.
Yahoo
22-07-2025
- Yahoo
College Student Returns Home After a Month and Finds 2 Naked Strangers Living in His Apartment: Report
Attorneys suggested the apartment did not breach their contract with the Pennsylvania college student A Pittsburgh college student says he returned home after a month away to allegedly find two naked people in his apartment. Maverick Crupi, who attends the University of Pittsburgh, said he came across the two individuals upon returning to his unit at the SkyVue Apartments in June, according to CBS affiliate KDKA. Crupi said he quickly realized that many of his personal belongings were missing, and saw new pots and pans in the kitchen. Soon after, he ran into the first naked individual. "This lady, she's probably like 35, 40 [years old], just naked, walks out, looks at me and starts screaming," he recalled. ADVERTISEMENT Crupi claimed his former roommate had sublet his room, the outlet reported. But the college student said he was given no notice that this was taking place. There is a clause in the contract Crupi signed for the apartment that stated subletting "is allowed only when we expressly consent in writing.' It also said, "the remaining resident and replacement residents must sign an entirely new lease contract.' However, the outlet reported that Crupi signed what is known as a 'by-the-bed' lease and was only renting his room in the unit. According to KDKA, attorneys said SkyVue did not breach the contract. One of those attorneys, Daniel Stoner, said the subletting clause would have gone into effect if Crupi and his former roommate had signed a joint lease agreement. Never miss a story — sign up for PEOPLE's free daily newsletter to stay up-to-date on the best of what PEOPLE has to offer, from celebrity news to compelling human interest stories. SkyVue did not immediately respond to PEOPLE's request for comment. ADVERTISEMENT Now, Crupi is warning others to 'look at your contract' and 'look at the laws that are in the city' when it comes to leasing. 'Try to see if you're getting what you're entitled to,' he said. 'At the end of the day, the bare minimum, hopefully, at least you're getting that, and people are following their contract.' Read the original article on People
CBS News
21-07-2025
- CBS News
Pittsburgh college student says he returned to apartment to find 2 strangers living there
When a college student in Pittsburgh returned to his apartment after being away for a month, he found two strangers living there instead of his roommate. University of Pittsburgh student Maverick Crupi said he was blindsided last month when strangers suddenly moved in without notice from his landlord at the SkyVue Apartments. "I opened the door, I walked in, and everything in the kitchen that was there, that I had there, was no longer there," Crupi said. "And there was new pots, there was new pans, there's a candle." Crupi said he also found two naked strangers inside his apartment in the city's Oakland neighborhood. "This lady, she's probably like 35, 40 [years old], just naked, walks out, looks at me and starts screaming," he said. The college student said he was given no notice that his former roommate apparently sublet his room. After reviewing his contract, he believed it was in total violation of his rights as a tenant. "If you're going to rely on the contract to have me pay you rent every month and utilities and follow whatever addendums you have in there, then you, as the person that made the contract, need to follow it to a T, too." A clause in the contract states that replacing a resident or subletting "is allowed only when we expressly consent in writing," going on to say that "the remaining resident and replacement residents must sign an entirely new lease contract." But KDKA Investigates learned the contract Crupi signed was a "by-the-bed" lease, meaning while his apartment was a two-bedroom with a shared living space, he was only renting, paying for and leasing his bedroom. Several local attorneys told KDKA Investigates SkyVue was not in breach of the contract. "Because these were individual separate leases, then that's something where he's not really going to have much of a claim to the breach of the covenant of quiet and enjoyment here, just because new tenants were put in there without his prior knowledge or consent," attorney Daniel Stoner said. Stoner said that had Crupi and his former roommate signed a joint lease together, the subletting clause in his contract would have been effective. But even then, Stoner said it comes down to landlord discretion. "It is true that the landlord, that's really at their discretion and option if they want to enforce those clauses or not, and sometimes they do. Sometimes they don't," Stoner said. Several attorneys KDKA Investigates talked to say most tenant-landlord contracts typically are more landlord-friendly and weigh in favor of the property owner. "Look at your contract, look at the laws that are in the city, try to see if you're getting what you're entitled to. At the end of the day, the bare minimum, hopefully, at least you're getting that, and people are following their contract," Crupi said. Stoner said make sure tenants read and understand their contracts, and do not be afraid to ask questions. "Those are questions that you certainly should be asking, particularly if you are entering into a lease where you're renting out an individual bedroom and you're living in a unit with other people that are that are renting," Stoner said. If a tenant needs help with a contract, Stoner said to contact an attorney. He also suggested practicing good communication. Even so, Stoner said the landlord could have done a better job making sure this wasn't a surprise for Crupi. "If somebody did get hurt, the landlord could potentially be liable for all this," the attorney said. "This could have been easily preventable just by giving the guy a call or sending him a text or email to let him know this is happening."
