What you need to know as a tenant in Sharjah
- Tenants’ Rights
- Number of People Occupying a Unit
- Bachelor Accommodation
- Property Leasing Law
- Rent Increase
- Tenants Defaulting
- Early Lease Cancellation Policy
A huge chunk of expats prefer to rent apartments or houses in Sharjah. However, to ensure that both tenants and landlords have their rights safeguarded while complying with the rules, the emirate has rolled out extensive Sharjah tenancy laws. This policy serves the best interests of both parties while ensuring a smooth rental experience.
If you have recently moved to the emirate and aren’t familiar with the Sharjah rental rules, there’s no need to worry. This guide provides all the essential information you need to know.
IMPORTANT SHARJAH TENANCY LAWS AND RIGHTS TO KNOW
You’ll see several individuals and families who prefer to live in Sharjah while working in Dubai. One of the many reasons people practice this is because of the affordable living and the family-friendly environment that this city provides.
Hence, this steady flow of renters has also brought attention to the importance of understanding tenancy contract rules in Sharjah, which are in place to ensure a fair and secure renting experience for all.
Let’s take a look at how the Sharjah municipality rules for tenancy preserve the rights of the tenants.
- Generally, landlords are responsible for handling major maintenance tasks throughout the lease term, while tenants are expected to manage only minor upkeep, unless the rental agreement states otherwise.
- If a landlord decides to sell the property, the existing tenancy agreement remains valid and unaffected, even in the event of the landlord’s death.
- Landlords or real estate agents are not allowed to charge tenants any renewal fees when extending a tenancy contract, as this practice is not permitted under Sharjah’s rental laws.
- There are only a few specific instances where a landlord can legally terminate a lease. This includes situations where:
- The owners plan to demolish the property or undertake full-scale renovations that may require tenants to vacate.
- Or if the landlord intends to move in personally and does not own alternative accommodation.
- In any of these cases, the landlord must secure approval from Sharjah Municipality and provide the tenant with a notice period of at least three months.
- The rented property must comply with the agreed conditions outlined in the contract. If key maintenance or installations are missing or incomplete, tenants have the right to request necessary repairs or modifications to meet those terms.
However, according to Article 10 of the Sharjah Rental Law, landlords aren’t liable for any fees, fines or expenses incurred by tenants, unless both parties have agreed otherwise in the rental contract.
NUMBER OF PEOPLE OCCUPYING A UNIT
An integral aspect of the Sharjah rental agreement rules is the number of people allowed per residential unit. The number is based on the size of the property.
For bachelors, the maximum number of tenants allowed in shared accommodation is the same as in the case of families:
- Three people in studio apartments
- Four people in 1-bedroom apartments
- Six people in 2-bedroom apartments
- Nine people in 3-bedroom apartments
Tenants must declare the number of people living in the unit when leasing a property.
RULES FOR BACHELOR’S ACCOMMODATION IN SHARJAH
Sharjah tenant rights are clearly outlined in the emirate’s tenancy laws, which also specify where bachelors can reside based on their income levels and professions. According to Sharjah house rent rules for bachelors:
Lower-Income Bachelors and Labourers
Under the updated Sharjah rental laws, bachelors with lower incomes and labourers are not permitted to live in family-oriented residential areas. They are only allowed to reside in designated industrial zones, such as Al Sajja’a Industrial Area.
Shared Accommodation
In these industrial areas, bachelors may share rooms, but subletting is strictly prohibited under tenancy laws.
Executive Bachelors
Professionals like doctors, engineers and other executive bachelors are allowed to live in residential or commercial properties, but only with the property owner’s written permission.
Family-Only Zones
Certain neighbourhoods, including Al Majaz and Al Nahda, are restricted to families only—no bachelor tenants are permitted.
When renting or renewing a lease in these areas, tenants must submit copies of passports for all residents, along with documents proving family ties, such as marriage certificates.
NEW LAW ON PROPERTY LEASING IN SHARJAH
The latest addition, Law No. (5) on Property Leasing in Sharjah was issued by the Ruler of Sharjah and Member of the Supreme Council, His Highness Dr. Sheikh Sultan bin Muhammad Al Qasimi, in 2024.
The new law pertains to contracts, evictions and rent increases for tenants and landlords.
Obligations of Landlords
- Landlords have 15 days to certify or renew lease contracts and pay the due fees to the Sharjah Municipality or related authority.
- They must ensure that a rented property is in good condition before tenants can use it.
- All necessary maintenance requirements must be completed in a leased property before a move-in.
- The tenant may conduct maintenance at their own expense, with the right to demand compensation for the costs incurred in the form of deductions from the rent.
- Not make changes to the property that would reduce its enjoyment without the tenant’s written permission.
- Not pressure tenants to vacate leased properties via themselves or through third parties or disconnect services.
Obligations of Tenants
- Keep true to the agreement in the leased property about its use
- Acquire the necessary licences and written permission from the landlord before modifying the property.
- Make due payments for using services or damaging the property, from moving into the leased property to handing it back.
- Unless otherwise agreed upon by both parties, leave any constructions, plantings or the sort after the end of the lease term — the removal of which may cause damage to the leased property.
SHARJAH RENT INCREASE LAW
The Sharjah Municipality regulates the Sharjah rent increase law to prevent unfair rent hikes. As per the 2007 tenancy law:
- Landlords are only allowed to raise the rent after the first three years of the lease.
- Following that, any rent increase can only happen once every two years and must be in line with similar properties in the area.
This rule is designed to protect tenants from frequent rent changes, though many residents remain unaware of it.
TENANTS DEFAULTING ON RENT PAYMENT
Sharjah rent dispute resolution laws also address cases where tenants fail to pay rent on time. If a tenant defaults and does not clear the payment within fifteen days of the due date, the landlord has the right to proceed with eviction under the Sharjah tenancy contract regulations.
These are some of the Sharjah tenancy laws that renters should know. To prevent disputes, potential tenants are advised to thoroughly review tenancy contracts before signing.
EARLY LEASE CANCELLATION BY TENANTS
Under Sharjah tenancy renewal rules, tenants are not allowed to cancel their lease agreements before the end date unless exceptional circumstances beyond their control occur. In normal situations, tenants are required to continue paying rent until the lease expires. If a tenant still wishes to terminate the contract early, they must pay compensation to the landlord, no less than 30% of the remaining rent.
As part of Sharjah landlord obligations, any resulting disputes between the landlord and tenant will be assessed by the Sharjah Rental Dispute Committee (RDC), which has the authority to issue a final decision.
To initiate a case under Sharjah rent dispute resolution, the following documents must be submitted:
- Valid ID of both the complainant and the respondent
- A current or attested tenancy contract
- Previous tenancy contracts (if applicable)
- Petition outlining the issue
- Copy of the title deed
- Copy of the plot plan
- Notarised power of attorney (if a legal representative is involved)
FAQs
CAN A LANDLORD EVICT TENANTS BEFORE THREE YEARS?
Evictions in rental properties in Sharjah may now be carried out before three years of the start of the rental period if:
- Rent is not paid within 15 days of its due date
- The tenant uses the property for purposes other than those mentioned in the lease contract
- The landlord wishes to occupy the property for first-degree relatives or himself
- The landlord wants to carry out maintenance, demolish or initiate anything in the property that will require the tenant to vacate it.
- If the tenant re-rents or assigns all or part of the leased real estate while breaching the present law.
HOW CAN TENANTS IN SHARJAH RENEW THEIR TENANCY CONTRACTS?
Sharjah tenancy contract renewal is for families only. Visit the official website of the Sharjah Municipality to initiate the process. Documents required include:
- Emirates ID
- SEWA bill
- Signed original tenancy contract
- Other documents as required
WHERE ARE TENANCY CONTRACTS IN SHARJAH REGISTERED?
Tenancy contracts in the emirate are attested and registered with the Sharjah Municipality.
If you have any more questions regarding Sharjah rental law and tenants’ rights, you can contact the Rent Regulation Department at +971-6-593-1535.
APART FROM SHARJAH TENANCY CONTRACT RULES, WHAT ARE THE TENANCY LAWS IN DUBAI AND ABU DHABI?
If you live in a neighbouring city, read more about tenant rights in Dubai or familiarise yourself with Abu Dhabi tenancy laws.
That ends MyBayut’s guide to Sharjah Municipality tenancy contract rules. When signing your lease agreement, use our guide to stay informed about the Sharjah Municipality rules for tenancy.
Are you looking for new projects in Sharjah? Browse through Bayut’s listings to find the perfect apartments for rent in Sharjah. You can hire a moving company in Sharjah if you are shifting to a new place.
Stay tuned to our Rules and Regulations section for more updates on property laws in the UAE.
