Dubai holiday home permit (DET): the complete 2026 process, step by step

In Dubai, renting a home short term requires a holiday home permit issued by the Department of Economy and Tourism (DET), one permit per unit. The process costs AED 1,520 for a one-off registration, then AED 370 to 1,270 per permit depending on bedrooms, and DET reviews a complete file within one business day.

Is Airbnb legal in Dubai without a holiday home permit?

Short-term rental is legal in Dubai once it is authorised. Decree No. 41 of 2013 (Article 3) prohibits any natural or legal person from leasing out holiday homes (furnished homes let by the night) without a licence from DET, formerly DTCM. The holiday home permit is that authorisation, granted unit by unit.

The fines set by Executive Council Resolution No. 49 of 2014 show the scale of the risk:

• Conducting the activity without a licence: AED 5,000.
• Leasing a unit without DET's prior approval: AED 2,000.
• Providing false information or documents: AED 5,000.
• Breaching the permit conditions: AED 500.

The decree sets fines from AED 200 to 20,000, doubled for a repeat offence within one year (Article 11), and allows suspension of the activity or cancellation of the licence.

Which properties qualify for a DET holiday home permit?

• Apartment: the title deed must show "Residential" use.
• Villa: inside a gated compound of at least four villas, according to DET.
• Excluded: hotel rooms and hotel apartments, and properties whose sale agreement prohibits short-term letting.
• Whole unit only: letting individual rooms is prohibited (Decree No. 41 of 2013, Article 8).

Building rules matter too. Since 29 January 2025, Emaar Community Management has required, across its communities, that the operator meets every guest at the concierge and hands over the keys in person. For an owner living abroad, that rule alone rules out remote self-management in those towers. We cover this in our guide to managing from abroad.

Off-plan purchase: the file requires a title deed, or failing that the sale agreement with a payment completion certificate or a developer letter, plus a DEWA bill (Dubai's electricity and water utility). In practice, you prepare the application before handover and submit it once the DEWA account is open. The steps after handover are set out in the first 30 days of management.

Which documents does a Dubai holiday home permit require?

• Title deed, or a sale agreement registered with the Dubai Land Department plus a payment completion certificate.
• Signed passport copy or Emirates ID of the owner. A non-resident submits a passport.
• Recent DEWA bill, in the name of the owner or licensee of the unit.
• Property Management Letter on the portal template, if an operator manages the unit.
• Developer NOC (no objection certificate), where the developer or building requires one.
• Trade licence if a company owns the unit, with the authorised signatory's ID.

An individual owner can only apply for permits on units held in their own name, according to DET.

The DET permit process in 7 steps

1. Create an account on DET's Holiday Homes portal (hhpermits.det.gov.ae), as an individual owner or as a company.
2. Pay the registration: DET emails a payment link once the account is approved, valid for one month.
3. Add the unit ("Add Unit"): type, bedrooms, area, developer.
4. Upload the documents: title deed, passport, DEWA bill, NOC where the building requires one.
5. Wait for review: one business day when the file is complete. A physical or virtual inspection may be requested. The unit must then be vacant, and any defects found must be fixed within two weeks.
6. Choose the classification of the unit, Standard or Deluxe, through self-classification.
7. Pay the permit and classification certificate. The status changes to "approved" and the permit number can appear on your listings.

Before the first booking, two further items are required: insurance from a Dubai-licensed insurer, valid for the full term of the permit, and a smart lock approved by SIRA (Dubai's security regulator), under its March 2023 requirements.

How much does a DET holiday home permit cost in 2026?

Worked example, 1-bedroom, first year: 1,520 + 370 = AED 1,890, excluding insurance and lock. For a 2-bedroom: 1,520 + 670 = AED 2,190. In later years, only the permit is paid again.

2026 exemption: on 21 May 2026, Dubai announced a support package exempting holiday homes from permit and licence fees during the incentive period. The package runs over 3 to 12 months, and each government entity sets the timeline of its own measure. The amount actually due appears on DET's payment link: check it before you budget.

The permit comes on top of running costs. The Tourism Dirham (a fee per occupied room per night, collected from the guest) is AED 10 for Standard and AED 15 for Deluxe. The other items are broken down in the real running costs.

Holiday home permit renewal: timing and lapses

• Term: the permit is issued for 3 to 12 months. The fee is the same whatever the term: a 12-month permit costs as much as a 3-month one.
• Deadline: renew before the expiry date to keep renting. A unit whose permit has expired is no longer authorised.
• Cost: the same per-bedroom schedule, AED 370 to 1,270. The AED 1,520 registration is not paid again.
• Updates: key file information (trade licence, IDs, insurance) is updated every year.

For an absent owner, the main risk is a missed expiry date in the middle of a busy season. Ask your manager for the permit expiry date in writing, and check the number shown on each listing. The full framework is summarised on our Dubai compliance page.

What Flatlab does

We handle the Holiday Home permit (DET / DTCM): issuance and renewal, together with the SIRA lock, Tourism Dirham registration and full compliance before going live. Our teams are based in Dubai. The fee is 20% all inclusive, with 3-month cancellation, and every transaction appears line by line in your owner console. Your estimate includes a personalised DET audit.

FAQ

What does a DTCM holiday home licence cost for an apartment?

AED 1,520 for one-off registration, then AED 370 per permit for a studio or 1-bedroom, AED 300 per additional bedroom, capped at AED 1,270. An exemption announced in May 2026 may reduce these fees during the incentive period.

How long does the DET permit take?

DET reviews a complete file within one business day. Real delays come from missing items: DEWA bill, developer NOC, inspection.

Can I apply for a Dubai holiday home permit from abroad?

Yes. The portal is online and a non-resident submits a signed passport copy. Some communities, however, require guests to be met in person.

This article is for information only. It does not replace professional legal or tax advice. Fees and procedures change: confirm them with DET before you act.