Overview of the amendments to the landlord-tenant law and tenancy registration

The Regulation of the Relationship between Landlords and Tenants of Residential, Industrial and Commercial Premises and Registration of Lease Contracts related thereto (Royal Decree 12/2025) (the Decree) is a landmark step to modernize landlord-tenant relations in the Sultanate of Oman. The Decree introduces sweeping amendments to Royal Decree 6/1989, the long-standing legal framework governing the lease of residential, commercial, and industrial properties. The new law came into effect on 13 July 2025 and brings with it important institutional and procedural changes, especially in the area of dispute settlement.

The 1989 Royal Decree laid the foundation for regulating lease relationships, but as Oman’s property sector grew, so did the complexity of the disputes. Delays in court, lack of clear ways to enforcement and limited digital systems created multiple challenges. This article seeks to explore the key changes arising from the Decree that addresses the problems of the 1989 Royal Decree, along with its practical implications on rental dispute settlements.

Rental Disputes Resolution Committee

One of the most important developments in the Decree is the creation of a dedicated Rental Disputes Settlement Committee, which is established under the new Article 15 of the Provisions Regulating the Relationship between Landlords and Tenants of Residences and Commercial and Industrial Premises and the Registration of Their Tenancy Agreements attached to the 1989 Royal Decree. Formed by the Minister of Interior, one or more committees shall be formed in each governorate.  The Committee will be chaired by a judge from the Court of First Instance and include representatives from the relevant Governorate and Municipality. It now serves as the official body for resolving all disputes related to lease contracts, including requests for eviction. The introduction of this committee means that rental disputes will be handled more efficiently, and with legal authority.

Also under Article 15, the Committee is supported by a dedicated secretariat, which is responsible for receiving applications, registering them, summarising the documents, and notifying the parties. The procedures are further detailed in Article 17, which organises the flow of rental dispute applications, helping ensure that no case is lost in paperwork or delayed.

Lawsuits already lodged with the ordinary courts before the Decree’s entry into force will continue before those courts and will not be transferred to the Committee (Article II).

Enforcement and Streamlined Application for Lease Agreements

Perhaps one of the strongest legal shifts comes in Article 16 of the Decree, where lease agreements are given the power of a writ of execution. This means a rental contract is no longer just a private agreement, it now has the legal weight of a court order. In cases where this enforceability isn’t already granted, either party may apply directly to the President of the Court to receive it.

The Decree also pushes for more digital efficiency. Articles 18 and 19 introduce a formalised process for filing rental dispute claims, requiring specific identification details, supporting documentation, and certified translations where applicable. Rental applications can now be submitted electronically, and official notifications may be delivered through email or SMS, with electronic proof serving as confirmation. This change doesn’t just speed up communication, it also reduces the burden of formal court visits for both landlords and tenants.

Procedural Safeguards and Decision Timelines

Timelines are now strictly defined. Under Article 24, once a case is submitted, it must be passed to the Committee within seven days. The Committee must decide on referred applications within 90 days and may only postpone a case once for the same reason. While there is flexibility for one postponement, repeated delays are no longer acceptable. This ensures that parties are no longer stuck in limbo for months or even years.

Under Article 28, once a Committee decision is issued, it is final, binding and non-appealable. This provides clear closure to both parties and avoids unnecessary extensions of legal battles. Decisions must be fully reasoned and include facts, evidence, claims, and legal reasoning behind the outcome.

Ethics and Enforcement

To ensure integrity, Article 29 of the Decree prohibits any committee member from participating in a case where they have a direct or indirect interest, or a family connection with the parties involved. This safeguards impartiality.

Enforcement of Committee decisions falls under the Court of First Instance’s enforcement judge, who may impose penalties, including imprisonment, for wilful non-compliance. Execution must be completed within 30 days.

Final Provisions and Broader Legal Integration

Application fees will be set by ministerial decision following cabinet approval in accordance with Article 30. Where the Decree is not explicit, provisions of the Civil and Commercial Procedures Law will apply, provided they do not conflict with the Decree.

Conclusion

To conclude, the Decree has marked and empowered a significant move in modernising Oman’s landlord and tenant laws. This decree has given a specialised committee, the authority to expedite dispute resolution and resulted in the legal modernisation of the landlord and tenant relationship.  

For further guidance or compliance support on how Royal Decree 12/2025 may impact your practices and procedures, please contact our expert legal team for tailored advice.

This article was prepared with the assistance of Devawrat Bane, paralegal in CMS Oman.