Tenant Rights Under Sharjah Tenancy Laws

Sharjah is one of the most popular emirates for living and working, especially for professionals commuting to Dubai who seek affordable rental options. The real estate market in Sharjah is highly diverse, offering a wide range of residential and commercial properties. Some properties boast stunning waterfront views, while others are conveniently located near essential service facilities, entertainment hubs, and historical landmarks, such as parks, sports fields, grocery stores, pharmacies, retail shops, and an array of international schools. To safeguard the rights of both tenants and landlords, Sharjah Tenancy Laws were introduced to regulate their relationship and ensure stability in the real estate market.

In this article, Masaakin provides an overview of the Sharjah Tenancy Laws and highlights the key aspects every tenant should be aware of.

Contents:

Sharjah Rental Law

The amendments to Sharjah’s rental laws in 2007 were designed to regulate the relationship between tenants and landlords while safeguarding their respective rights. These laws provide clear guidelines on rental prices, permissible rental areas, and other essential aspects of tenancy agreements.

• Occupancy Limits 

One of the primary regulations when searching for apartments for rent in Sharjah is the occupancy limit per unit. The law specifies the maximum number of individuals allowed to reside in a rental unit based on its size. This regulation helps prevent illegal housing arrangements and ensures privacy for families.

The number of occupants must be explicitly mentioned in the lease agreement, with the following limits:

• Studio apartments: Maximum of 3 persons
• One-bedroom apartments: Maximum of 4 persons
• Two-bedroom apartments: Maximum of 6 persons
• Three-bedroom apartments: Maximum of 9 persons

• Residential Area Classification

Sharjah’s rental law designates specific housing areas based on tenant categories, such as workers or families. These classifications are as follows:

• Workers are only allowed to reside in industrial areas, where shared accommodations are permitted. However, tenants are not allowed to sublease or transfer their rental rights to a third party without the landlord’s explicit consent.

• Families can reside in designated residential areas such as Al Majaz and Al Nahda. When renewing the lease, they must provide copies of their passports and marriage certificates. Certain professionals, such as engineers and doctors, may also reside in these areas with the landlord’s approval.

• Rental Payments

The rental amount and payment terms are agreed upon between the tenant and landlord. If the rent payment is delayed, the landlord has the right to request eviction within 10 to 15 days of the due date, or as stipulated in the contract.

Therefore, Masaakin’s real estate experts advise tenants to carefully review their lease terms to avoid potential disputes.

• Rent Increases

Sharjah’s 2007 rental law establishes guidelines for rent increases:

• Rent can only be increased after THREE years from the start of the lease.
• Subsequent increases can only occur every TWO years, with the increase aligned with similar properties in the area.
• Article 13 of Sharjah’s rental law prohibits landlords from raising rent before the three-year period ends and restricts subsequent increases to once every two years.
• If a tenant considers a rent increase unreasonable, they can file a complaint with the Sharjah Rental Dispute Committee.

• Early Termination of Lease by Tenant

Sharjah’s rental law states that tenants cannot terminate a lease early unless faced with unforeseen circumstances beyond their control.

In such cases, tenants are required to compensate the landlord with at least 30% of the rent for the remaining contract period, unless both parties agree otherwise.

Accordingly, both parties must agree on the penalty for early termination of the lease by the tenant to avoid legal liability. Read more details in the blog on tenant rights when terminating a lease early.

Disputes related to early termination are handled by the Rental Regulation Department, which determines whether a tenant’s situation qualifies as a valid reason for early termination.

Contact us for a detailed understanding of the laws

• Eviction of Tenants

According to Sharjah’s rental law, landlords cannot request eviction before the lease completes THREE years from the signing date. However, there are specific cases where landlords can terminate the lease early, such as:

• Non-payment of rent for over 15 days (for residential properties) or 30 days (for commercial/industrial properties).
• Using the rental unit for purposes other than those specified in the lease.
• Subleasing the property without the landlord’s permission.
• Landlord’s intention is to demolish or renovate the property, with proper permits.
• Landlords need to move into the unit due to the absence of an alternative residence

In cases where the landlord is permitted to evict a tenant, they must adhere to the following obligations:

• Provide the tenant with a THREE-month notice before eviction.
• If the eviction is due to demolition or major renovations, the landlord must complete the work within the timeframe specified by the relevant authorities.
• If the landlord intends to reside in the unit, they must move in within TWO months and remain for at least one year.

Download Sharjah Tenancy Law PDF

For a complete overview of the rental regulations, you can download the Sharjah Rental Law by clicking here.

Tenant Rights and Responsibilities

After reviewing key points of Sharjah’s rental law, Masaakin emphasizes that tenants have both rights and responsibilities when renting a property. Below are the main rights of tenants:

• No additional renewal fees: Landlords or agents cannot impose extra fees when renewing a lease.
• Limited maintenance responsibility: Tenants are only responsible for minor maintenance, while major repairs fall under the landlord’s duties (unless otherwise specified in the contract).
• Right to request necessary maintenance: If essential maintenance is required and included in the contract, tenants can demand repairs.
• Lease remains valid in case of landlord’s death: The lease agreement does not change if the landlord passes away

 

Tenants also have obligations under the law:

• Returning the rental unit upon lease expiration: If the tenant does not formally hand over the unit, they remain responsible for rental payments until actual vacating.
• Locked and abandoned units: If a tenant leaves the unit locked without returning it to the landlord, the landlord can seek an eviction order.
• No unauthorized modifications: Tenants cannot make structural changes without written landlord approval.
• Proper usage of the rental unit: The property must only be used as agreed in the lease contract.

Masaakin’s real estate experts strongly recommend that both landlords and tenants carefully read all lease terms to safeguard their rights and prevent future disputes. For more insights, check out Dubai’s rental laws and Abu Dhabi’s tenant rights. Feel free to reach out to us via our website for any inquiries regarding real estate laws across the UAE.

Contact us or one of the real estate agents on Masaakin for any inquiries regarding real estate laws in all emirates within the United Arab Emirates.

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