Oman’s rental law regulates the relationship between landlords and tenants of residential, commercial, industrial, and professional properties. It establishes the rules governing lease registration, rent payment, maintenance, rent increases, renewal, termination, eviction, subletting, property damage, and the resolution of rental disputes.
The principal legal framework is Royal Decree No. 6/1989 regulating the relationship between owners and tenants, as subsequently amended, including the significant amendments introduced by Royal Decree No. 12/2025. The 2025 amendments created specialised Rental Dispute Resolution Committees in each governorate and granted lease agreements the status of enforceable instruments. (Qanoon)
Which Properties Are Covered by Oman Rental Law?
The law applies to agreements under which a landlord allows a tenant to use a property for a defined period in return for an agreed rent.
It covers properties used for:
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Residential purposes.
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Commercial activities.
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Industrial activities.
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Professional activities.
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Offices, shops, villas, apartments, warehouses, and similar premises.
The law may not apply in the same way where a property or contractual relationship is governed by a separate specialised legal regime.
Who Is the Landlord?
The landlord may be the registered owner of the property or a person legally authorised to lease it, such as an agent acting under a valid power of attorney.
Before signing the lease, the tenant should verify:
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The landlord’s identity.
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The property title deed.
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The authority of any representative.
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The property’s permitted use.
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Whether any previous lease remains registered.
Who Is the Tenant?
The tenant may be an individual, company, establishment, or other legal entity that occupies or uses the property in return for rent.
Where the tenant is a company, the lease should identify the commercial registration, authorised signatory, licensed business activity, and permitted use of the premises.
Registration of Lease Agreements in Oman
Registration is one of the most important steps in protecting the rights of both landlords and tenants.
A registered lease officially documents the rental relationship and confirms the tenant’s right to use the property during the contractual period in return for the agreed rent. The government registration service commonly requires the lease form, title deed, cadastral drawing, identification documents, and corporate registration and signature documents where one of the parties is a company. (Gov.om)
The parties should not rely exclusively on an informal or oral agreement. A properly registered lease provides stronger evidence concerning:
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The identity of the parties.
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The property being rented.
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The rental value.
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The duration of the lease.
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The permitted use.
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Payment obligations.
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Renewal and termination conditions.
Who Is Responsible for Registering the Lease?
The landlord is generally responsible for registering the lease unless the parties agree that the tenant will complete the registration.
The contract should clearly state which party is responsible for:
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Submitting the registration application.
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Paying the registration fee.
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Renewing the registered lease.
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Registering amendments.
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Cancelling the lease when the relationship ends.
Lease Registration Fees
Muscat Municipality calculates the registration fee as 3% of the total rental value for the contractual period.
For example, if the monthly rent is OMR 300 and the lease runs for twelve months:
OMR 300 × 12 months × 3% = OMR 108
Muscat Municipality provides electronic services for the registration, renewal, amendment, and cancellation of lease agreements. (Ministry of Manpower)
Registration procedures and supporting documents may differ between governorates or special economic zones, so the relevant local authority’s requirements should be checked.
Essential Terms of a Lease Agreement
A professionally drafted lease should clearly regulate the entire rental relationship.
Important provisions include:
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Full details of the landlord and tenant.
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Description and location of the property.
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Permitted residential or commercial use.
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Start and expiry dates.
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Monthly or annual rent.
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Payment dates and methods.
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Security deposit.
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Municipal and registration fees.
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Electricity, water, internet, and service charges.
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Maintenance responsibilities.
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Alterations and improvements.
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Subletting and assignment.
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Renewal procedure.
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Notice requirements.
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Early termination.
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Property inspection.
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Handover at the end of the lease.
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Compensation for damage.
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Dispute-resolution arrangements.
Commercial leases should also address fit-out works, signage, licences, common-area charges, parking, storage, equipment, and any rent-free preparation period.
Key Rights of Tenants in Oman
The Right to Receive a Property Fit for Its Intended Use
The landlord must deliver the property in a condition suitable for the purpose agreed in the lease.
A residential property should be reasonably fit for occupation, while a commercial property should be capable of being used for the approved contractual activity, subject to licensing requirements.
The tenant should inspect the property before taking possession and document its condition through:
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Photographs.
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Videos.
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A written inspection report.
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Meter readings.
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A list of furniture and equipment.
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Details of existing defects.
This evidence may become important when the tenant leaves the property.
The Right to Necessary Maintenance
The landlord is generally responsible for essential repairs required to keep the property suitable for its intended use.
This may include serious defects affecting:
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The structure of the building.
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Water systems.
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Electrical installations.
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Drainage.
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Roofing.
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Safety.
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Essential fixed equipment.
The tenant is generally responsible for minor matters arising from ordinary use and for damage caused by misuse, negligence, or unauthorised alterations.
The lease should distinguish clearly between structural maintenance, ordinary maintenance, and tenant-caused damage.
The Right to Peaceful Use of the Property
The tenant is entitled to use the property without unlawful interference from the landlord.
The landlord should not repeatedly enter the property without reasonable notice, except in emergencies or where the lease lawfully permits inspection.
The landlord must also avoid actions that prevent the tenant from benefiting from the property during the lease period.
Protection Against Unlawful Rent Increases
A landlord cannot increase the rent arbitrarily. Rent increases must comply with the statutory restrictions and any valid contractual arrangement.
Any agreed increase should be recorded in writing and should identify:
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The new rental value.
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The date it becomes effective.
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The duration of the revised arrangement.
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Any related change in services or improvements.
A verbal demand for increased rent may create evidential disputes and should therefore be avoided.
Protection Against Unlawful Eviction
A landlord cannot lawfully remove a tenant merely by demanding that the tenant leave.
Eviction must be based on a recognised legal or contractual ground and must proceed through the competent legal process.
The landlord should not:
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Change the locks.
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Remove the tenant’s possessions.
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Prevent access to the property.
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Cut electricity or water.
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Use threats or physical pressure.
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Enter and retake possession without lawful authority.
The tenant is entitled to remain until the lease ends or a lawful termination or eviction procedure has been completed.
Rights When the Property Is Sold
The sale of the property does not necessarily terminate an existing lease.
The new owner may become bound by the registered tenancy and assume the landlord’s rights and obligations. The effect of the sale depends on the lease, its registration, and the applicable law.
Tenants should request written notification of the transfer and verified instructions concerning future rent payments.
The Right to Proof of Payment
A tenant should receive evidence for every rent payment.
The safest payment methods are:
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Bank transfer.
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Standing order.
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Cheque.
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Official electronic payment.
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Written receipt signed by the landlord.
Cash payments without receipts create unnecessary risk.
If the landlord refuses to accept rent, the tenant should seek legal advice regarding the correct deposit procedure rather than simply stopping payment.
The Right to Claim for Serious Breach
A tenant may seek legal relief where the landlord commits a serious breach, such as failing to deliver the property, refusing essential repairs, substantially interfering with the tenant’s use, or misrepresenting important facts.
Depending on the circumstances, the tenant may seek:
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Performance of the landlord’s obligation.
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Repair of the property.
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Compensation.
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Rent adjustment.
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Termination of the lease.
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Recovery of amounts paid.
Main Obligations of Tenants
Paying Rent on Time
The tenant must pay rent on the agreed due date and through the agreed payment method.
Repeated delay or non-payment may give the landlord grounds to pursue recovery of rent and eviction.
A tenant should not withhold rent merely because a dispute exists unless acting through a legally recognised procedure.
Using the Property for the Agreed Purpose
The property must be used only for the purpose stated in the lease.
A residential unit should not be converted into a commercial office, warehouse, or unlicensed activity without the landlord’s consent and the necessary governmental approvals.
Similarly, a commercial tenant should not carry out a materially different business activity without checking the lease and licence requirements.
Taking Reasonable Care of the Property
The tenant must use the property responsibly and avoid causing damage.
The tenant may be liable for damage resulting from:
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Negligence.
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Deliberate acts.
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Improper use.
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Unauthorised construction.
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Damage caused by employees, guests, or occupants.
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Failure to report a problem that later becomes more serious.
Normal wear and tear should be distinguished from actual damage.
Paying Utilities and Agreed Charges
The tenant is generally responsible for utilities and charges assigned to the tenant under the lease, which may include electricity, water, telecommunications, internet, waste fees, and certain service charges.
The parties should record meter readings when the property is delivered and returned.
Avoiding Unauthorised Alterations
The tenant should not carry out construction, structural changes, additions, or major alterations without written consent from the landlord.
Municipal or regulatory approval may also be required.
The agreement should state what happens to approved improvements when the lease ends and whether the tenant must restore the property.
No Subletting Without Consent
The tenant should not sublet the property or transfer the lease to another person without the landlord’s written approval, unless a specific legal exception applies.
Unauthorised subletting may provide grounds for termination or eviction.
Returning the Property
At the end of the tenancy, the tenant should return the property in the condition in which it was received, subject to reasonable wear and tear.
A final inspection should record:
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Property condition.
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Keys returned.
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Meter readings.
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Outstanding rent.
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Utility balances.
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Damage.
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Furniture and equipment.
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Security-deposit settlement.
Key Rights of Landlords in Oman
The Right to Receive Rent
The landlord has the right to receive the agreed rent in full and on time.
Where rent remains unpaid, the landlord may claim:
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Outstanding rent.
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Contractually or legally recoverable expenses.
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Compensation where justified.
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Eviction where the statutory conditions are satisfied.
All demands should be documented through formal notices or written correspondence.
The Right to Protect the Property
The landlord may require the tenant to use the property responsibly and comply with the permitted purpose.
The landlord may object where the tenant:
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Damages the property.
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Conducts an unlawful activity.
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Violates health or safety requirements.
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Makes unauthorised alterations.
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Causes serious disturbance.
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Uses the property for an unapproved purpose.
Muscat Municipality expressly notes that a landlord may seek compensation where a tenant misuses, alters, or damages the property. (Ministry of Manpower)
The Right to Inspect the Property
The landlord may inspect the property where permitted by the lease and where reasonable notice is given.
Inspection may be appropriate for:
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Maintenance.
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Safety.
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Assessing reported damage.
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Regulatory compliance.
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Preparing for renewal or lawful handover.
The inspection right should not be exercised in a way that harasses the tenant or unreasonably interferes with privacy.
The Right to Refuse Unauthorised Subletting
The landlord may prohibit the tenant from transferring possession or subletting without written approval.
Where approval is given, it should specify:
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The identity of the subtenant.
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The approved use.
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The duration.
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Whether the original tenant remains liable.
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Any change in rent or security.
The Right to Recover Compensation for Damage
The landlord may seek compensation where damage exceeds normal wear and tear.
The landlord should provide evidence such as:
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Initial and final inspection reports.
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Photographs.
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Repair quotations.
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Invoices.
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Expert reports.
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Messages acknowledging the damage.
The security deposit should not be withheld arbitrarily and should be applied only to properly established obligations.
Grounds for Eviction in Oman
Eviction may be available where a legally recognised ground is established.
Common grounds may include:
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Failure to pay rent.
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Serious breach of the lease.
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Misuse of the property.
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Unauthorised subletting.
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Material damage.
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Illegal activity.
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Use contrary to the agreed purpose.
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A lawful requirement for demolition or reconstruction.
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Personal need by the landlord where the statutory conditions are met.
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Expiry or valid termination of the tenancy.
The landlord must establish the relevant ground through documents and evidence.
Eviction for Non-Payment of Rent
Non-payment is one of the most common grounds for rental proceedings.
The landlord should preserve:
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The registered lease.
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Payment schedule.
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Bank records.
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Outstanding-rent calculation.
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Written demands.
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Formal notices.
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Messages from the tenant.
The tenant may raise evidence of payment, deposit, agreed deferment, or other legal defences.
Eviction for Misuse
Misuse may arise where the tenant uses the premises for an illegal or unauthorised activity, causes serious damage, creates a health or safety risk, or substantially breaches the agreed purpose.
Minor disagreements should not automatically be treated as grounds for immediate eviction.
Eviction for Personal Use
A landlord may, in certain circumstances, seek recovery of the property for genuine personal or family use, subject to the statutory requirements.
The landlord should be prepared to establish that the request is genuine and that all required notice periods and conditions have been observed.
Eviction for Demolition or Reconstruction
Eviction may be requested where an official approval or licence requires demolition because the building is unsafe or where lawful reconstruction is planned.
The landlord should obtain the necessary municipal approval before relying on this ground.
Rent Increase in Oman
Rent increases must comply with Oman’s rental legislation and the terms of the registered lease.
Before increasing the rent, the landlord should review:
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The date the tenancy began.
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The date of any previous increase.
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The contractual provisions.
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Statutory restrictions.
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Required notice.
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Whether improvements were requested and completed.
The increase should be communicated formally and recorded through an amendment or renewed registered lease.
A tenant should not rely solely on oral assurances that the rent will remain unchanged.
Renewal of a Lease
The parties should review the renewal provisions well before the expiry date.
The lease should state whether:
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Renewal is automatic.
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Renewal requires written agreement.
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Notice of non-renewal is required.
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Rent will remain unchanged.
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A new registered contract is necessary.
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The security deposit continues or is replaced.
A party wishing to prevent renewal should send notice through a method that proves delivery.
Early Termination
A tenant or landlord may wish to terminate the lease before its expiry.
The consequences depend on:
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The early-termination clause.
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The reason for termination.
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Any breach by the other party.
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The notice given.
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Whether compensation is payable.
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Whether a replacement tenant has been accepted.
A party should not assume that leaving the property automatically ends liability for rent.
An early-termination agreement should be recorded in writing and should address the final rent, security deposit, keys, utilities, damage, and cancellation of the registered lease.
Security Deposits
The lease should clearly identify:
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The amount of the security deposit.
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The person holding it.
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The circumstances in which deductions may be made.
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The date for returning the balance.
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The evidence required for deductions.
The landlord may use the deposit for established unpaid rent, utility bills, or tenant-caused damage, subject to the lease and the evidence.
The deposit should not ordinarily be treated as the final rent payment unless both parties agree.
Maintenance Disputes
Maintenance is a frequent source of conflict.
The tenant should notify the landlord promptly and provide details of the defect. The landlord should inspect and arrange necessary repairs within a reasonable period.
Evidence may include:
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Photographs and videos.
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Maintenance reports.
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Contractor quotations.
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Messages.
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Dates of complaints.
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Evidence of health or safety risk.
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Proof of any emergency expense paid by the tenant.
The tenant should not carry out expensive non-emergency work and deduct it from rent without a clear legal or contractual basis.
Can a Landlord Change the Locks or Disconnect Services?
A landlord should not use self-help methods to force the tenant to leave.
Changing locks, cutting electricity or water, removing belongings, or preventing access may expose the landlord to legal liability.
Eviction must be carried out through the competent legal and enforcement process.
Similarly, a tenant should not respond to a dispute by refusing all rent payments without using the appropriate legal procedure.
Rental Dispute Resolution Committees
Royal Decree No. 12/2025 established one or more Rental Dispute Resolution Committees in each governorate.
These committees have jurisdiction over disputes arising under the rental legislation, including disputes concerning eviction of rented property. Each committee is chaired by a judge of the Court of First Instance and includes representatives from the governorate and municipality. (Qanoon)
Rental disputes may involve:
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Unpaid rent.
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Eviction.
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Lease termination.
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Rent increases.
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Maintenance.
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Property damage.
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Security deposits.
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Subletting.
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Renewal.
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Enforcement of contractual obligations.
Filing a Rental Claim
A rental claim should clearly identify:
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The landlord and tenant.
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The rented property.
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The registered lease.
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The facts of the dispute.
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The alleged breach.
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The amount claimed.
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The requested legal remedy.
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The supporting documents.
The applicant should gather the registered lease, payment records, bank transfers, formal notices, messages, photographs, maintenance reports, title deed, inspection records, utility statements, and any relevant expert evidence.
Documents written in a foreign language may need to be translated into Arabic by an approved translator.
Lease Agreements as Enforceable Instruments
One of the most important changes introduced in 2025 is that a lease agreement has the force of an enforceable instrument.
The enforcement division of the Court of First Instance in whose jurisdiction the property is situated may place the enforcement formula on the lease. If the division refuses, a party may apply to the president of the court for an order concerning delivery of the enforceable copy. (Qanoon)
This can facilitate enforcement of clear contractual obligations, but it does not authorise private eviction or enforcement of unlawful terms.
All compulsory action must proceed through the competent enforcement authority.
Effect of Death on a Lease
A lease does not necessarily terminate automatically when the landlord or tenant dies.
The legal consequences depend on the nature of the lease, the family members or heirs involved, the use of the property, and the applicable statutory provisions.
The surviving parties should formally update payment and contact information and obtain legal advice where possession or renewal is disputed.
Documents Landlords Should Keep
A landlord should retain:
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The title deed.
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Cadastral drawing.
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Registered lease.
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Tenant identification.
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Commercial registration where relevant.
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Payment records.
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Deposit receipt.
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Inspection reports.
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Maintenance invoices.
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Notices and correspondence.
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Photographs before and after the tenancy.
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Handover documentation.
Documents Tenants Should Keep
A tenant should retain:
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The registered lease.
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Rent receipts.
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Bank transfers.
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Security-deposit proof.
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Utility payments.
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Maintenance requests.
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Photographs and videos.
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Notices received from the landlord.
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Evidence of improvements approved by the landlord.
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Key-handover records.
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Cancellation or termination agreement.
Frequently Asked Questions
Must a lease agreement be registered in Oman?
Registration is essential for formally documenting the tenancy and protecting the parties’ rights. The government provides registration services requiring the lease and supporting property and identity documents. (Gov.om)
What is the lease-registration fee in Muscat?
Muscat Municipality calculates the fee at 3% of the total rental value for the lease period. (Ministry of Manpower)
Can a landlord increase the rent every year?
Not automatically. The increase must comply with statutory restrictions and the registered contractual arrangements.
Can the landlord evict the tenant without a legal order?
The landlord should follow the formal dispute and enforcement process and should not personally change locks, remove belongings, or cut services.
Can a tenant stop paying rent because repairs have not been completed?
The tenant should not simply stop payment. The defect should be documented and the appropriate complaint, claim, or lawful rent-deposit procedure should be considered.
Can the tenant sublet the property?
Generally, the tenant should obtain the landlord’s written consent before subletting or transferring possession.
Who pays for repairs?
The landlord generally bears responsibility for necessary structural and essential maintenance, while the tenant may be responsible for minor matters and damage resulting from misuse.
Does the lease end if the property is sold?
Not necessarily. A registered lease may continue and bind the new owner, subject to the applicable law and circumstances.
Can a tenant leave before the lease expires?
The tenant may remain liable unless early termination is permitted by the contract, accepted by the landlord, or justified by a serious legal breach.
Can the landlord retain the entire security deposit?
Only where the amount is justified by unpaid obligations or proven damage. Any deduction should be supported by evidence.
Conclusion
Oman Rental Law seeks to balance the landlord’s right to receive rent and protect the property with the tenant’s right to peaceful occupation, proper maintenance, and protection against unlawful eviction.
The landlord is entitled to rent, responsible use of the property, compensation for tenant-caused damage, and eviction where a lawful ground is established. The tenant is entitled to receive a usable property, benefit from essential maintenance, obtain proof of payment, and remain protected from arbitrary rent increases or private eviction measures.
The outcome of a rental dispute often depends on the registered lease, payment records, notices, photographs, maintenance evidence, and the steps taken by both parties.
A clear lease and early legal advice can prevent many disagreements from developing into costly proceedings.
Rental Law and Property Dispute Services in Oman
Ibrahim Al Saadi Advocates & Legal Consultants advises landlords, tenants, property owners, and businesses on lease drafting, registration, unpaid rent, rent increases, maintenance disputes, security deposits, lease termination, eviction, and proceedings before the Rental Dispute Resolution Committees.
Email: info@ibrahimalsaadi.com
Website: www.ibrahimalsaadi.com
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