Oman Tenancy Law Guide: Renting in Muscat and Beyond

The Legal Framework: Royal Decree No. 6/89

Tenancy in Oman is primarily governed by Royal Decree No. 6/89, known as the Rent Regulation Law. This decree established the fundamental rules governing the relationship between landlords and tenants across the Sultanate. It applies to all residential and commercial rental properties, whether the tenant is Omani or expatriate.

The law has been supplemented by subsequent ministerial decisions and circulars from the Ministry of Housing and Urban Planning. In practice, the Rent Dispute Committee (established under this decree) serves as the primary adjudicating body for tenancy disputes, offering a faster resolution path than the civil courts.

Key principles of the law include: contracts must define the rent amount and payment schedule, the property must be habitable and fit for its intended purpose, and neither party can unilaterally change the agreed terms during the lease period. The law favours written contracts, although oral agreements are technically valid — a written contract is essential if you ever need to enforce your rights.

Tenant Rights in Oman

Omani law provides tenants with a solid set of protections that many renters are unaware of. Understanding these rights gives you negotiating power and legal recourse if your landlord acts improperly.

Landlord Obligations

Landlords in Oman carry significant legal responsibilities. Understanding these obligations helps tenants identify when their landlord is in breach and what remedies are available.

The landlord must deliver the property in good condition and maintain its structural elements throughout the tenancy. This includes the building structure, roof, external walls, plumbing and sewage systems, and electrical wiring. Day-to-day maintenance (such as light bulbs, minor fixtures, and interior painting due to normal wear) typically falls on the tenant unless the contract states otherwise.

The landlord must not increase the rent during the lease term. Any increase can only take effect upon renewal and must be reasonable. If the tenant disagrees with a proposed increase, the matter can be referred to the Rent Dispute Committee, which will assess whether the increase aligns with market conditions.

The landlord must return the security deposit at the end of the lease, minus any deductions for documented damages beyond normal wear and tear. The landlord cannot withhold the deposit arbitrarily — deductions must be itemised and supported by evidence (such as photographs or repair invoices).

Rent Increases: What the Law Says

One of the most common disputes in Oman's rental market involves rent increases. The law is clear: rent cannot be increased during the term of a valid lease. Any increase must be proposed in writing before the lease renewal period and must be agreed upon by both parties.

If the tenant refuses the proposed increase, the landlord cannot unilaterally impose it. The matter must be referred to the Rent Dispute Committee, which will evaluate the proposed increase based on the property's location, condition, market comparables, and the length of the existing tenancy. In practice, the Committee often moderates excessive increases.

There is no fixed percentage cap on rent increases in Oman (unlike Dubai, which has a rent index). However, the Rent Dispute Committee serves as a de facto regulator, and increases above 10-15% are frequently challenged and reduced. Tenants who have been in the property for several years without any increase may face larger adjustments, but the Committee will still ensure the increase is reasonable.

The Eviction Process

Eviction in Oman is not a unilateral act — the landlord must follow a defined legal process. A landlord cannot simply change the locks, cut off utilities, or physically remove a tenant. Such actions are illegal and can result in criminal charges.

Valid grounds for eviction include: non-payment of rent for two consecutive months, causing significant damage to the property, using the property for illegal purposes, subletting without permission, or the landlord needing the property for personal use (with Rent Committee approval and adequate notice, typically 3-6 months).

The eviction process starts with a written notice from the landlord specifying the reason. If the tenant does not comply or disputes the eviction, the landlord must file a case with the Rent Dispute Committee. The Committee will hear both sides and issue a binding decision. If eviction is ordered, the tenant is given a reasonable period to vacate (typically 30-90 days).

If the landlord claims the property for personal use but then rents it to a third party within one year, the original tenant can claim compensation. This is an important protection against landlords using the "personal use" pretext to evict tenants and re-let at higher rents.

Security Deposits

The security deposit is a frequent source of conflict between landlords and tenants in Oman. While there is no statutory maximum, the market standard is one to two months' rent. Some landlords demand more, particularly for furnished properties, but this is negotiable.

The deposit must be returned within a reasonable period after the lease ends and the property is handed back. Deductions are only permitted for actual damages beyond normal wear and tear. Faded paint, minor scuff marks on floors, and worn carpets are considered normal wear — the landlord cannot deduct for these.

To protect yourself, take photographs and videos of the property at move-in and move-out. Document any pre-existing damage in writing and have the landlord acknowledge it. This evidence is invaluable if you need to dispute deductions with the Rent Committee.

Practical Tips for Tenants in Oman

The Rent Dispute Committee

The Rent Dispute Committee is the primary body for resolving tenancy conflicts in Oman. It operates under the Ministry of Housing and Urban Planning and has offices in Muscat and other governorates.

Either the landlord or tenant can file a complaint. The process is relatively simple: submit a written complaint describing the dispute, attach the lease agreement and any supporting evidence, and pay a nominal filing fee. The Committee will schedule a hearing, typically within 2-4 weeks.

The Committee's decisions are binding and enforceable. However, either party can appeal to the Court of Appeal within 15 days of the decision. In practice, most disputes are resolved at the Committee level without needing to go to court.

Renting in Different Areas of Oman

While the tenancy law applies uniformly across the Sultanate, rental market conditions vary significantly by location. Muscat (particularly areas like Qurum, Shatti Al Qurum, Al Mouj, and Madinat Al Sultan Qaboos) commands the highest rents. A two-bedroom apartment in these areas ranges from OMR 350-600 per month as of 2026.

Areas like Al Khoudh, Al Amerat, and Barka offer more affordable options at OMR 200-350 per month. Salalah, Sohar, and Nizwa have their own rental markets with generally lower prices than Muscat.

Regardless of location, the same legal framework applies. The Rent Dispute Committee has jurisdiction across all governorates, so your rights are the same whether you rent in Muscat or Salalah.