Sharjah Landlord and Tenant Law: A Comprehensive Guide to Rights, Obligations, and Dispute Resolution

Since the issuance of the new rental legislation in the Emirate of Sharjah, understanding the Sharjah Landlord and Tenant Law has become essential for anyone who owns or rents property within the Emirate. In this guide, prepared by the FARE team specializing in real estate consultancy in Sharjah, we explain in simple terms everything related to Law No. 5 of 2024 on the leasing of real estate, and Law No. 6 of 2024 on the Rental Disputes Settlement Center, from mutual obligations to the rules on rent increases and eviction cases as well.

What’s New in the Sharjah Landlord and Tenant Law?

Law No. 5 of 2024, issued by His Highness the Ruler of Sharjah, repealed the previous Law No. 2 of 2007 and completely reorganized the rental relationship. This law applies to properties leased for residential, commercial, industrial, or even professional purposes, but it does not cover agricultural land, government properties granted for residential purposes, employee housing provided free of charge by an employer, or hotel units leased to their guests.

Most importantly in practice: any unattested lease contract is no longer recognized in any government transaction in the Emirate, which makes contract attestation a mandatory step to secure one’s rights.

Landlord’s Obligations Under the Sharjah Landlord and Tenant Law

• Handing over the property in a condition fully fit for the agreed use.
• Bearing the cost of structural maintenance, major repairs, and upkeep of shared areas, unless the contract states otherwise.
• Attesting the lease contract with Sharjah City Municipality and paying the fees within 15 days of signing it.
• Not making any changes to the leased property that would harm the tenant’s use of it without the tenant’s written consent.
• Returning the security deposit in full at the end of the tenancy, unless there is damage exceeding normal wear and tear.
• Refraining from any disturbance or cutting off of services aimed at pressuring the tenant to vacate.

Tenant’s Obligations

• Paying the rent on its agreed due dates without delay.
• Carrying out simple, routine maintenance of the property.
• Not making substantial alterations to the leased property without the landlord’s written approval.
• Not changing the purpose of the property’s use, such as converting a residential unit into a commercial activity, without official permission.
• Not subletting the property without the landlord’s written consent.

When Is the Landlord Entitled to Increase the Rent?

This point is one of the most misunderstood provisions of the Sharjah Landlord and Tenant Law, so we clarify it precisely based on Article 16 of the law:

1. The agreed rent may not be increased before 3 full years have passed since the start of the tenancy, unless the two parties expressly agree otherwise.
2. If the tenant accepts an increase within these first three years, the landlord may not raise the rent again before another two years have passed.
3. After the protection period ends, any increase must be consistent with the prevailing “rent value” for similar properties in the area, and in case of dispute the competent committee determines this value.
4. The Emirate’s Executive Council has the authority to amend these periods by official decision if the public interest so requires.

Legal Grounds for Eviction:

In general, the Sharjah Landlord and Tenant Law distinguishes between the type of use when determining the protection period against eviction:

• A minimum of 3 years for properties used for residential purposes before the landlord is entitled to request eviction.
• A minimum of 5 years for properties used for commercial, industrial, or professional purposes.

Even after these periods have elapsed, the landlord is not entitled to eviction except for one of the following reasons:

1. The tenant’s failure to pay the rent within 15 days after being officially notified.
2. Subletting without the landlord’s written consent.
3. Causing serious structural damage that threatens the safety of the building.
4. Using the property for an unlawful purpose or one contrary to public morals.
5. The landlord’s wish to demolish, rebuild, or carry out comprehensive maintenance, provided the necessary permits are obtained and the tenant is notified within the legal period.
6. The landlord’s personal need to occupy the property himself or for a first-degree relative, in accordance with the stipulated conditions.

Sharjah Rental Disputes Settlement Center:

Under Law No. 6 of 2024, an independent judicial center called the Rental Disputes Center in the Emirate of Sharjah was established, affiliated with Sharjah Municipality, and comprising three divisions:

• Court of First Instance
• Court of Appeal
• Execution Department.

This means that rental cases are no longer heard before the ordinary courts, but before a specialized body whose goal is to speed up the resolution of disputes and ensure fair rulings.

The Center has jurisdiction over all disputes arising from the tenancy relationship, including eviction requests, bounced cheques, compensation claims, and real estate mediation related to leasing, whether within the Emirate or in its free zones.

Steps to File a Rental Complaint

1. Preparing the documents: the attested lease contract, bounced cheques or notices if any, and a copy of the ID.
2. Submitting the request electronically or through the approved service centers affiliated with Sharjah Municipality.
3. Attending a conciliation and settlement session to try to resolve the dispute amicably before it is referred to court.
4. Issuance of the ruling; if unsatisfied, it can be appealed before the Center’s Court of Appeal.

Frequently Asked Questions about the Sharjah Landlord and Tenant Law

Can the landlord cut off electricity or water to force the tenant to vacate?

No. The law penalizes any landlord who resorts to cutting off essential services or harassing the tenant, and the tenant has the right to immediately approach the Rental Disputes Center to file a grievance.

What if the landlord refuses to renew the contract without a legal reason?

The contract is considered automatically extended under the same terms as long as the tenant fulfills their obligations, and the landlord may not refuse renewal except in one of the eviction cases expressly stipulated by law.

Is the lease contract affected if the landlord sells the property?

No, the tenancy relationship continues under the same terms with the new owner until the contract’s term ends.

Does the eviction period differ between residential and commercial property?

Yes, the protection period is 3 years for residential use and 5 years for commercial, industrial, or professional use before the landlord is entitled to request eviction.

Need expert guidance on your property rights in Sharjah? The FARE real estate consultancy team offers comprehensive insights to help you navigate the latest rental laws and protect your investment. Get in touch with us today for a tailored consultation.