Sharjah’s rental laws have undergone significant updates aimed at stabilizing the rental market and protecting tenants and landlords. According to World Population Review, Sharjah’s 2024 population is now estimated at 1,872,200 and will increase to 1,909,930 by 2025, making it the 2nd most populous Emirate in the UAE.¹

The most recent legislative changes, including Decree-Law No. 2 of 2023 issued by His Highness Sheikh Sultan bin Mohammed Al Qasimi, highlight the Emirate’s commitment to fostering transparency and fairness in the real estate sector. This article outlines the key provisions of Sharjah’s rental laws and their implications for residential rentals.

Key Rental Law Provisions in Sharjah

1. Rent-Freeze Period: A major feature of Sharjah’s rental law is the mandatory three-year rent-freeze period. After signing a new tenancy contract, landlords are prohibited from increasing the rent for three consecutive years. This provision enhances tenant security, shielding residents from unexpected rent hikes and promoting affordability in the emirate’s housing market.
2. Dispute Resolution: Sharjah has a dedicated Rent Regulation Department under its municipality to mediate disputes. If conflicts arise, whether related to rent hikes, eviction, or contract violations, both tenants and landlords can approach this department for arbitration. Legal fees for filing cases are reasonable, making justice accessible for all.
3. Sharjah’s Rent Attestation Services: To enhance tenant and landlord confidence, Sharjah mandates attestation of tenancy contracts through the Rent Regulation Department (RRD). This process ensures contracts are legally binding and protect all parties. For new residential contracts, documents like the title deed, Emirates IDs, and SEWA approvals are required. Fees include AED 100 for tenancy forms and 4% of the annual rent, with expedited processing available for AED 150. The Rent Regulation Department (RRD) also oversees dispute resolution and facilitates legal transparency, reinforcing Sharjah’s commitment to a fair rental ecosystem.
4. Eviction Rules Landlords can only evict tenants under specific conditions, such as non-payment of rent, illegal use of the property, or non-compliance with the lease terms. In cases where landlords need the property for personal use or redevelopment, a 12-month written notice must be served.
5. Lease Agreement Registration All tenancy contracts must be registered through Sharjah Municipality’s Ejari system equivalent, known as “Tawtheeq.” This ensures the legitimacy of lease agreements and protects the rights of both parties. Failure to register the lease can lead to penalties and complications during dispute resolution.
6. Penalties for Non-Compliance Landlords who violate rent-freeze laws or arbitrarily evict tenants may face legal penalties. The municipality strictly enforces rules to maintain market stability.²

Impact on Residential Rentals

1. Stability for Tenants The rent-freeze clause significantly benefits tenants by ensuring cost predictability. With Sharjah’s growing appeal as a residential destination due to lower living costs compared to Dubai, this regulation strengthens its position as a family-friendly and stable Emirate.
2. Transparency and Security The mandatory registration of contracts reduces fraud and improves trust in the rental process. Both landlords and tenants now operate within a well-defined legal framework, reducing risks and uncertainty.
3. Impact on Landlords While the rent-freeze period provides stability to tenants, it requires landlords to plan for long-term rental income rather than immediate profit increases. Landlords must also adhere strictly to documentation and legal procedures to avoid penalties.
4. Attractiveness of Sharjah’s Housing Market These laws align with Sharjah’s strategy to attract long-term residents. By curbing rent hikes and offering clear dispute mechanisms, the emirate is fostering a balanced ecosystem that benefits both landlords and tenants.

Practical Tips for Tenants and Landlords

• For Tenants:
  • Verify that your lease agreement is registered with Tawtheeq.
  • Keep all communication with landlords documented and in writing, especially regarding repairs, payment receipts, and notices.
  • Understand your rights under the rent-freeze clause and eviction rules.
• For Landlords:
  • Ensure compliance with Sharjah’s rental laws by registering leases and following proper procedures for rent increases or eviction.
  • Provide written notices for any contract changes or eviction requirements.

Conclusion

Sharjah’s updated rental laws create a balanced housing market where tenant rights are protected, and landlord obligations are clearly defined. With provisions such as the three-year rent freeze, transparent dispute resolution through the RRD, and mandatory contract registration, these regulations reflect the Emirate’s focus on enhancing the quality of life for its residents while maintaining a stable property market.

For more detailed information, consult official resources like the Sharjah Municipality’s Rules and Regulations page or legal experts specializing in UAE property law. Viewit is now live in Sharjah and the Northern Emirates and you can find a lot of Sharjah video tours here: https://viewit.ae/rent.

1. https://worldpopulationreview.com/cities/united-arab-emirates/sharjah ↩︎
2. https://portal.shjmun.gov.ae/ar/Education/Lists/MagazineGallaryList/%D9%83%D8%AA%D9%8A%D8%A8%20%D8%AE%D8%AF%D9%85%D8%A7%D8%AA%20%D8%A7%D9%84%D8%AA%D9%86%D8%B8%D9%85%20%D8%A7%D9%84%D8%A7%D9%8A%D8%AC%D8%A7%D8%B1%D9%8A%20ENG.pdf ↩︎