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My long-term tenant left: can I switch my Dubai apartment to Airbnb?
Yes. When a long-term tenancy ends in Dubai, you can legally switch to Airbnb provided you obtain a DTCM holiday home permit before listing. The permit application can be submitted once the property is vacant and in your control. You will also need to meet the DTCM furnishing standard before the inspection.
By Chris Veinbaums | Founder, Royale Stays Dubai | DTCM Licensed Operator
Published: June 21, 2026
About our data: Permit fee figures drawn from the DTCM official fee schedule, confirmed June 2026. Operational timelines based on experience across Royale Stays managed properties in Palm Jumeirah, Dubai Marina, Downtown Dubai, and JBR.
When a long-term tenancy ends, the property is back in your hands and the short-term rental market opens up as an option. Most Dubai apartment owners want to know two things: whether the switch is legally straightforward, and how quickly they can get to a live listing. For a full picture of your choices, see all the options for your Dubai apartment by situation. This article covers the specific steps for switching from a standard long-term residential tenancy to a DTCM-registered holiday home.
The process is accessible for most owners, but it has a defined sequence. Skipping steps, particularly around Ejari cancellation and the furnishing inspection, is the most common cause of delays.
In short
Switching from long-term to short-term rental is legal in Dubai, but it requires a DTCM holiday home permit before you list the property anywhere. You apply once the property is vacant and in your control. The permit is issued to the property for that owner, not to the tenant, so the change in occupancy type is the first practical gate. Most owners who start the process promptly after tenant vacation receive their first booking within four to six weeks.
When the switch from long-term to Airbnb is legally possible
Two conditions need to be in place before you can apply for a DTCM holiday home permit. First, the property must be genuinely vacant. DTCM will not process an application for a property with an active tenancy. If the contract expired and the tenant vacated on the agreed date, you can apply immediately. If there is a dispute or the tenant is still present after the contract end date, you will need to resolve that through RERA’s dispute resolution process first.
Second, the Ejari record must be cancelled, not just expired. Ejari is the RERA tenancy registration system. When a tenancy ends, the record should be formally cancelled rather than left to lapse. DTCM cross-checks Ejari status during the permit application process, and an active Ejari record can delay or block the application even if the tenant has physically left.
What the DTCM holiday home permit application involves
The DTCM holiday home permit application is processed through the Dubai Tourism portal. You will need your title deed, Emirates ID or passport, the property address including building name and unit number, and payment of the initial registration fee of AED 1,520, which includes the Knowledge fee and covers the first-year permit.
The application includes a property inspection. An inspector visits to confirm the property meets the DTCM furnishing standard. You do not need to complete furnishing before applying, but the inspection cannot pass without it. Most owners who want to move quickly furnish first, then submit the application. Annual renewal fees depend on unit size: AED 370 per year for a studio or one-bedroom, AED 670 for two-bedroom, AED 970 for three-bedroom, and AED 1,270 for four-bedroom and larger units.
How long the transition from tenant to Airbnb takes
Four to six weeks is the typical timeline from vacant property to active Airbnb listing when furnishing from scratch. Sourcing and installing furniture, equipping the kitchen, and staging the property for photography are usually the longest parts. Owners whose properties were already furnished when the tenant moved in face a much shorter process: the main task is checking the existing furnishing meets the current DTCM standard.
After the application is submitted, the inspection is typically scheduled within two to three business days. If the property passes first time, the permit is issued within a few days after that. A failed inspection extends the timeline, since you will need to address the findings and request a re-inspection. Getting a walkthrough against the DTCM checklist before the official inspection cuts this risk significantly.
What happens to the tenancy contract?
The RERA-registered tenancy contract must have no active obligations before you switch. In most cases, this means confirming the contract reached its natural end date and the tenant vacated on or before that date. If the tenant gave notice to leave early, confirm the termination is properly documented and that Ejari shows the tenancy as cancelled. Download a written confirmation of Ejari cancellation before starting the DTCM application. An active Ejari record on the property, even with the property physically vacant, can delay the permit.
What furnishing standard does DTCM require for a holiday home?
The DTCM furnishing standard sets minimum requirements across several categories: furniture completeness in each room, bedding (a full set per bed plus a spare set), kitchen equipment (crockery, cutlery, glasses, basic appliances), bathroom supplies (towels, basic toiletries), and safety items including a smoke detector, fire extinguisher, and first aid kit. Properties are inspected against a checklist: each item either passes or it does not.
There is no aesthetic minimum. DTCM does not require hotel-grade furniture, only functional and complete. Owners who have bought apartments with tenants in residence often find the existing furnishing already meets the standard or is close to it. For a complete breakdown by room, see our guide to DTCM furnishing requirements for holiday homes.
Should you use a management company when switching to Airbnb?
Most owners switching for the first time find value in using a Dubai holiday home management company for at least the initial period. The permit application, furnishing specification, inspection preparation, listing creation, and pricing setup all involve decisions that are easier to get right the first time with someone who has done this before. A licensed management company handles the DTCM application on your behalf, manages the inspection process, and takes the property live on Airbnb and other platforms once the permit is issued.
From 15%, the management fee is usually lower than the combined cost of time, re-inspection delays, and suboptimal pricing in the first months of a self-managed switch. If you want to compare your options before deciding, our guide to the best Airbnb management companies in Dubai covers what to look for.
Conclusion
When a long-term tenant leaves, switching your Dubai apartment to Airbnb is a legal and accessible option. The DTCM holiday home permit is the required gateway, and the timeline from vacant property to first booking is typically four to six weeks. Getting the Ejari cancellation confirmed and the furnishing right before the inspection avoids the most common delays. To find out what Royale Stays can do for your property, submit your property and we will get back to you directly.
Frequently asked questions
1. Can I switch my Dubai apartment to Airbnb after my tenant leaves?
Yes. Once your long-term tenancy ends and the property is vacant, you can apply for a DTCM holiday home permit and list on Airbnb. The application can be submitted as soon as the property is in your full control. You will need to meet the DTCM furnishing standard before the inspection passes.
2. Do I need to wait for the tenancy contract to expire before applying for a DTCM permit?
Yes. DTCM will not issue a holiday home permit for a property with an active tenancy. The contract must have ended and the tenant must have vacated. You should also confirm the Ejari record is formally cancelled before starting the application, as an active Ejari record can delay the permit even if the property is physically empty.
3. What furnishing standard does DTCM require for a holiday home?
DTCM requires a minimum standard covering furniture completeness, bedding (a full set per bed plus a spare), kitchen equipment, bathroom items, and safety equipment including a smoke detector, fire extinguisher, and first aid kit. There is no aesthetic minimum: DTCM does not require hotel-grade furniture, only functional and complete. Properties are inspected against a checklist before the permit is issued.
4. How long does it take to switch from long-term to short-term rental in Dubai?
Four to six weeks is typical for a property that needs furnishing from scratch. If the property is already furnished to DTCM standard, the timeline is shorter: often two to three weeks from application submission to first booking. The longest variable is furnishing. The inspection and permit issuance are usually completed within a week of the application being submitted.
5. Should I use a property manager when switching to Airbnb in Dubai?
For a first-time switch, a licensed holiday home management company in Dubai handles the DTCM application, furnishing specification, inspection, listing creation, and pricing setup. From 15%, the management fee is typically lower than the cost of time and mistakes involved in self-managing the process for the first time.