🔹 Introduction to the Amendments in Oman Rental Law
On 7 January 2025, Royal Decree No. 12/2025 was issued by His Majesty Sultan Haitham bin Tarik Al Said, the Sultan of Oman.
The subject of this decree is to amend and introduce new provisions to Royal Decree No. 6/89, which regulates the relationship between landlords and tenants in residential, commercial, and industrial properties, as well as the registration of related lease contracts.
In this series of articles, we aim to present the most significant changes in the laws governing landlord-tenant relationships in the Sultanate of Oman. For convenience, we will refer to this law as the “Rental Law” or the “Amended Rental Law.”
📅 Effective Date of the New Rental Law in Oman
Before anything else, it is important to note that, according to Article 4 of Royal Decree No. 12/2025, the provisions of this decree shall come into force six months after its official publication.
Given that the decree was published in the Official Gazette of Oman on 13 January 2025, its provisions will become binding on all lease agreements in Oman starting from 13 July 2025.
🧾 Changes in Legal Terminology
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According to Article 1 of the amended Rental Law:
- The term “العقار المؤجر” (leased property) is replaced with “المحل المؤجر” (leased premises) in all provisions governing landlord-tenant relationships in residential, commercial, and industrial units, as well as lease registration.
- The terms “المحكمة” (court) and “المحكمة المختصة” (competent court) are replaced with “لجنة الفصل في المنازعات الإيجارية” (Rental Dispute Resolution Committee).
This seemingly simple change in terminology carries significant implications. It introduces a new framework which, despite its reform-oriented intentions, may also be subject to criticism.
⚖️ New Authority for Handling Rental Disputes
🔸 Replacement of Courts with Rental Dispute Committees
The new Rental Law has changed the competent authority for adjudicating rental disputes.
Previously (and until the enforcement of the new law), based on the Civil and Commercial Procedures framework, specialized circuits were established within courts to handle disputes arising from lease agreements. These courts had jurisdiction in two levels: primary and appellate, depending on the case.
However, Article 2 of the new law introduces a fundamentally different structure:
Committee Structure
- Judge (Chairman)
- Two representatives from municipality/governorate
- Court secretary
📜 Text of Article 15 (Amended)
“The text of Article (15) of the provisions regulating the relationship between landlords and tenants of residential units, shops, and industrial premises, and the registration of related lease contracts, annexed to Royal Decree No. 6/89, shall be replaced with the following:
In each governorate, one or more committees shall be established under the name ‘Rental Dispute Resolution Committee,’ responsible for examining all disputes arising from the provisions of this decree, including disputes related to eviction of leased properties.
These committees shall be formed by a decision of the Minister of Interior and chaired by a judge from the Court of First Instance in the governorate, nominated by the Supreme Judicial Council. Two members from the governorate and municipality staff shall be appointed based on the nomination of the governor.
The secretariat of the committee shall be handled by one of the clerks of the Court of First Instance in the governorate.”
⚠️ Enforceability of Lease Contracts Under the New Law
🔸 Lease Contracts as Executable Instruments
(As derived from Article 16 of the new law)
Although the previous law also granted a certain level of enforceability to lease contracts, the new law introduces specific procedures and provisions in this regard.
As a result, either the landlord or the tenant may directly enforce the lease contract through the civil execution court, without necessarily referring the matter first to the dispute resolution authority.
🔸 Important Warning for Tenants
Therefore, tenants must be particularly aware that failure to pay rent may result in rapid legal consequences, including the possibility of detention within a short period of time.
📜 Text of Article 16
“A lease contract shall have the force of an executive instrument, and the Execution Department of the Court of First Instance within whose jurisdiction the property is located shall be responsible for affixing the execution formula to the lease contract.
In case of refusal by that department, either party has the right to refer to the president of the court and request the issuance of an order, based on a petition, for obtaining an executable copy.”
❓ How Were These Matters Handled Before the New Law?
Previously, each country’s procedural laws provided mechanisms for enforcing lease-related rights.
- In Iran: Article 169 of the Civil Procedure Code
- In Oman: Article 352 of the Civil and Commercial Procedures Law and subsequent provisions
Both systems were based on the principle of reciprocity, meaning that enforcement depended on mutual recognition between jurisdictions.
In practice, such cases had already been successfully handled. As noted by Mohammad Mahdi Motiee Rad, an Iranian lawyer based in Muscat, enforcement could be achieved through coordinated legal efforts in both jurisdictions.
🧾 Conclusion
With the ratification of this agreement, claimants can now directly rely on Royal Decree No. 12/2025 and its provisions as part of their legal claims.
However, in accordance with general legal principles, any claim must still be reviewed and recognized before enforcement. Additional legal requirements must also be satisfied for Omani authorities to accept and enforce such claims.
Therefore, it is highly recommended to consult a qualified legal professional in Oman before taking any legal action.
