What Emaar's new rule means for Dubai holiday home operators

On January 29, 2025, Emaar Community Management issued a directive to all holiday home operators, mandating that operators be present at the concierge during guest check-ins. The request comes as a response to self-check-ins, which have led to confusion, delays, and operational challenges.

The regulation is rooted in the Guide Regulating the Activity of Leasing Out Holiday Homes issued by Dubai Economy and Tourism (DET). Operators are required to receive the guest, hand over keys, and deliver the unit as specified under Chapter 4, Section 4, Letter A.

While the regulation has always existed, it seems ECM has decided to take a firmer stance, especially as the number of holiday homes in Dubai has surged. Many operators have implemented ‘self-check-ins’, likely leading to more operational tasks for property managers. The shared directive ensures that the DET rules are followed and addresses the increased workload for property managers.

It improves security, enhances the guest experience by clearly explaining community rules, amenities, and safety procedures, and allows operators to collect security deposits, which help mitigate potential damage or nuisance caused by guests.

The major drawback is the increased operational costs. Operators will need to staff 24/7, highly mobile teams to comply with the check-in requirements. The increased costs will lead to lower profitability for the already stressed holiday home industry, potentially pushing more properties towards long-term rentals. Smaller operators may be even forced out of the market.

Non-compliance with the DET regulation could lead to penalties imposed by DET, including fines (up to Dh100,000) and cancellation of licenses. Building managements themselves can’t directly issue penalties, but it would be expected that ECM is working closely with DET to ensure operators follow the rules.

Developers will likely focus on enforcing compliance with the existing DET regulations, unlike creating their own, which has failed in the past. I personally would be very happy if they also put in place a rigorous process to stop night visitors, which is also prohibited in holiday homes by the DET regulation and remains the number one problem related to nuisance.

Regulators will continue to uphold the law and enforce the rules. They will observe the industry carefully and make balanced adjustments for the betterment of all stakeholders if necessary.

A humble suggestion for future improvement could be to make security deposits mandatory and establish a direct line for operators to Dubai police to handle violators swiftly, including evictions for rule breaches, overstays, or non-payment.

The rules of the game haven’t changed, they are simply being enforced as they stand. However, the impact on the holiday home industry could be significant, especially if other building management companies follow suit.

This enforcement will reshape operational practices, with wide-reaching consequences for operators across Dubai.