Whether you let property in Oman or rent a home or shop here, most landlord and tenant disputes stopped going to court in 2025. As a rental dispute lawyer and real estate lawyer in Oman, Dr. Abdullah Al Rashdi Office, Advocates and Legal Consultants handles rent, eviction and property disputes before the new rent dispute committees and the courts. Based in Muscat, we serve clients across Oman with over 20 years of experience.
What changed in 2025: rent dispute committees
Royal Decree 12/2025 amended the rules of Royal Decree 6/89, which governs relations between landlords and tenants of homes, shops and industrial premises. The amendment came into force six months after its issue in January 2025. Key points:
- Each governorate now has one or more rent dispute committees, chaired by a Primary Court judge, hearing all disputes under the rent rules, including eviction.
- Claims are filed in writing or through the Ministry of Interior's electronic system, and notices may be served by SMS or email.
- The committee must decide a claim within 90 days of it being referred.
- Committee decisions are final and cannot be challenged by any route of appeal provided by law, so the case must be prepared properly the first time.
- Decisions are enforced through the enforcement judge of the local Primary Court, within 30 days under the law, and a party who can comply but refuses may be detained.
- Cases already filed in court before the change stay with the courts.
Property sale, brokerage, developer and co-ownership disputes generally remain with the courts.
When do you need a landlord and tenant lawyer in Muscat?
- Your tenant has stopped paying rent and you want the arrears, eviction, or both.
- You are an expatriate tenant who has received an eviction notice or a rent increase and want to know where you stand.
- There is a disagreement over the deposit, damage or repairs when a lease ends.
- Your lease is not registered with the municipality, or its terms are unclear.
- You bought or sold property and there is a dispute over the price, handover, title transfer or defects.
- A broker is claiming commission you believe is not due, or failed in their duties.
- A developer has delayed handing over an off-plan unit, or delivered something different from the contract.
- You co-own property with partners or heirs and need to divide it or agree on its use.
How we help
- Preparing, filing and following up all rental claims before the rent dispute committee, and before the courts for cases still pending there.
- Eviction applications and defences, for landlords and tenants.
- Claims for unpaid rent and compensation for damage, working with our debt collection service where needed.
- Requesting a court-appointed expert to assess the rental value of the property and any damage.
- Enforcing committee decisions before the enforcement judge.
- Drafting and reviewing leases and sale agreements, and handling registration, through our contract drafting service.
- Court cases over property sales, broker disputes under the Real Estate Brokerage Law, developer disputes and co-ownership.
How we work with you
- You contact us by WhatsApp or phone with a short summary.
- We review your lease or contract, receipts and correspondence, and confirm whether the committee or a court has jurisdiction.
- Where it makes sense, we start with a formal notice or a negotiated settlement.
- We prepare and file the claim in Arabic, with certified translations of any English documents, and attend the hearings.
- Once a decision is issued, we follow its enforcement until it is carried out.
Documents to prepare
- The lease or sale agreement, and proof of registration.
- Title deed, or proof of the landlord's or seller's authority.
- Rent receipts, bank statements and cheques.
- Emails, WhatsApp messages and any notices exchanged.
- Passport and residence card, or commercial registration for a company.
Frequently asked questions
Can a landlord in Oman evict a tenant without going to the committee?
Eviction should go through a decision of the rent dispute committee, based on a ground the law recognises, and then through the enforcement judge. A landlord who removes a tenant on their own risks legal liability.
Can I appeal a rent dispute committee decision?
No. The amended law makes the committee's decision final and not open to appeal. Disputes about enforcing it go to the enforcement judge.
Do I need to be in Oman for the case?
Claims and documents can be filed electronically, and the committee may decide a case without the parties attending in person unless it requires them to. We can act for you under a power of attorney.
Does my lease have to be registered?
Omani law requires leases to be registered with the relevant municipality. A registered lease is much easier to rely on if a dispute arises.
If you have a rental or property dispute in Oman, contact us on WhatsApp or call +968 9200 0841, or visit our office in Al Khuwair, Muscat. We will review your documents and explain your options before anything is filed.
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