𝐒𝐡𝐚𝐫𝐣𝐚𝐡'𝐬 𝐋𝐚𝐧𝐝𝐦𝐚𝐫𝐤 𝐑𝐞𝐧𝐭𝐚𝐥 𝐋𝐚𝐰: 𝟑-𝐘𝐞𝐚𝐫 𝐄𝐯𝐢𝐜𝐭𝐢𝐨𝐧 𝐁𝐚𝐧 𝐍𝐨𝐰 𝐀𝐜𝐭𝐢𝐯𝐞 𝐟𝐨𝐫 𝐓𝐞𝐧𝐚𝐧𝐭 𝐒𝐞𝐜𝐮𝐫𝐢𝐭𝐲

A significant new rental law, announced by Sheikh Dr. Sultan bin Muhammad Al Qasimi, Ruler of Sharjah and Member of the Supreme Council, is currently in effect, bringing a new era of stability for tenants across the emirate. This pivotal legislation mandates that landlords must ratify rental contracts within 15 days of their issuance and precisely outlines the conditions under which a landlord may evict a tenant or both parties can mutually agree to terminate their rental contract.

Key Eviction Restrictions and Provisions:

Under the new law, landlords are now largely restricted from requesting tenants to vacate their leased property before the expiry of three years for residential use and five years for commercial, industrial, or professional use. This marks a substantial shift from previous regulations, which allowed landlords to issue a three-month eviction notice after obtaining permission from Sharjah Municipality.

However, the new lease law permits eviction under specific circumstances:

Non-Payment of Rent: If the tenant fails to pay rent or any installment within 15 days of the due date.

Contractual Violations: If the tenant violates any legal or contractual obligations and fails to rectify the violation within 30 days of notification by the landlord.

Unauthorized Subleasing: If the tenant assigns or re-rents all or part of the property in violation of the law, excluding legally stipulated transfers of commercial premises.

Improper Use of Property: If the tenant uses or allows others to use the property for a purpose other than that specified in the contract, in violation of its terms, or for purposes conflicting with public order or morals.

Property Demolition/Reconstruction: If the landlord intends to demolish, rebuild, or carry out comprehensive maintenance that renders the property uninhabitable, as per the executive regulations.

Landlord's Own Use of Property:

A landlord wishing to occupy the rented property for themselves or a first-degree adult relative must adhere to strict conditions:

The landlord must not own another suitable residential property within the municipality’s jurisdiction.

The tenant must be notified of the eviction request at least three months prior to the eviction date.

The landlord or their first-degree adult relative must genuinely occupy the property within two months of it being vacated and for a continuous period of one year.

Failure by the landlord to comply with these conditions entitles the tenant to claim compensation for damages incurred due to the eviction.

Rent Payment and Disputes:

The law also clarifies rent payment procedures. If a landlord refuses rent payments or doesn't specify a payment location, tenants can deposit the rent or installment with the designated center, following the law's executive regulations. In the absence of an agreed payment method or date, rent will be paid in four equal installments throughout the lease term.

Contract Termination Provisions:

The new law outlines clear guidelines for the termination of rental relationships:

Transfer of Ownership: The rental relationship remains valid even if the property changes ownership. The new landlord assumes all rights and obligations of the previous lessor and cannot request the tenant to vacate or increase rent except as per this law.

Death of a Party: The rental agreement does not automatically terminate upon the death of a party, except if the tenant dies and their heirs request termination. In such cases, the contract ends 30 days after landlord notification or at natural expiry, whichever comes first.

Early Termination by Tenant: For fixed-term contracts, tenants can request early termination due to unexpected or exceptional circumstances making fulfillment difficult. If the landlord refuses, the tenant can approach the relevant authority for evaluation. If approved, the tenant must pay at least 30% of the remaining rent, unless otherwise agreed.

Rent Increase Regulations:

Initial Period: Landlords cannot increase rent until three years have passed from the start of the rental agreement, unless both parties mutually agree. If a tenant accepts an increase within these three years, the landlord cannot raise the rent again for another two years.

Fair Rent Value: After this initial period, any rent increase must align with the fair rent value, as determined by the law’s executive regulations. The governing council also retains the power to amend these time frames through formal decisions.

#SharjahRentalLaw #SharjahTenants #EvictionBan #UAEProperty #RentalStability #TenantRights

 

⚠️ Disclaimer: This post is for general informational purposes only and not legal advice. For specific guidance, please consult a UAE legal professional.