Amendments to the Tenancy Regulation under Royal Decree 12/2025

Amendments to the Tenancy Regulation under Royal Decree 12/2025

The recent amendments to Royal Decree 6/89, governing the relationship between landlords and tenants of residential, commercial, and industrial premises, introduced under Royal Decree 12/2025, marks a significant positive shift in Oman’s real estate tenancy sector.

Main Amendment: Establishment of the Rental Disputes Resolution Committee

Article 2 of Royal Decree 12/2025 establishes a dedicated Rental Disputes Resolution Committee tasked with resolving disputes between landlords and tenants. This move effectively transfers certain responsibilities from the courts to this specialized body.

While ongoing cases submitted to courts prior to the effective date of the decree (7 July 2025) will continue under the jurisdiction of the courts, the committee will assume jurisdiction over all future disputes.

Key Amendments and Their Implications:

1. Establishment of the Rental Disputes Resolution Committee
The most significant change is the creation of a specialized committee dedicated to resolving rental disputes. This initiative is expected to streamline the resolution process, reduce burdens on traditional courts, and deliver quicker, more cost-effective outcomes for both landlords and tenants. However, adapting to the new procedures and understanding the committee’s jurisdiction will be essential.
2. Terminology Updates
The decree also introduces updated terminology, such as “Leased premises” (المحل المؤجر) is replaced with “leased property” (العقار المؤجر), and “Court” (المحكمة) and “competent court” (المحكمة المختصة) are replaced with “Rental Disputes Resolution Committee” (لجنة الفصل في المنازعات الإيجارية) throughout the text. Confirming that the responsibilities and competencies shall shift from the traditional courts to the specialized committee.
3. Structure and Jurisdiction (Article 15)
A committee will be formed in each governorate, chaired by a judge from the Primary Court and supported by two officials from the governorate and municipality. These committees will oversee all disputes related to tenancy.
4. Lease Contracts as Enforceable Titles (Article 16)
Lease agreements will now carry the weight of enforceable titles, enabling direct execution without further court proceedings. The Execution Section of the Primary Court is authorized to affix the enforceable stamp on lease agreements.
5. Digital Transformation
Articles 19 to 23 emphasize the move toward digital procedures. Dispute applications can be submitted electronically, and official notifications may be delivered via SMS, email, or fax. All electronic communications are to be stored in the electronic case file.

Procedural Enhancements in Dispute Resolution

Timelines and Case Processing
To enhance efficiency, Article 24 requires applications to be submitted within seven days of filing. Article 25 mandates the committee to issue a final ruling within 90 days, significantly reducing the traditionally lengthy litigation period.
Principles of Fair Litigation
Despite operating independently of the court system, the committee must uphold essential litigation principles. Article 27 guarantees the rights of both parties to present their case and respond to the opposing party’s claims in a fair and transparent manner.
Finality of Decisions
Under Article 28, the committee’s decisions are final and non-appealable. While this ensures swift resolution, it raises concerns regarding the absence of an appellate mechanism in cases of procedural errors or unjust outcomes.
Enforcement Mechanisms
Articles 31 and 32 assign enforcement duties to Execution Judges of the Primary Court. These judges ensure compliance with the committee’s decisions and are empowered to order imprisonment in cases of deliberate non-compliance, such as unpaid rent or unauthorized occupancy.
Fees and Governing Law
Application fees will be determined by the Minister of Interior (Article 30). Article 33 stipulates that in the absence of specific provisions in the decree, the Civil and Commercial Procedures Law shall apply, provided it does not contradict the new regulations.

Impact on Landlords

Advantages

• Faster Rent Collection: Lease agreements now function as enforceable titles, enabling landlords to recover unpaid rent without lengthy court processes.
• Efficient Evictions: The committee offers a streamlined venue for handling eviction cases, facilitating quicker resolution.
• Lower Legal Costs: Shifting disputes to specialized committees may reduce legal expenses.
• Digital Processes: Electronic filing and notifications simplify dispute management.

Challenges

• No Appeal Option: Final rulings cannot be challenged, potentially leading to irreversible outcomes.
• Tighter Oversight: Regulations on rent increases and evictions are more stringent.
• Adapting to Digital Systems: Landlords must adjust to electronic procedures and strict documentation requirements.

Impact on Tenants

Advantages

• Speedier Dispute Resolution: Tenants benefit from faster resolution through the dedicated committee.
• Stronger Legal Standing: Lease agreements now offer stronger protection and enforceability.
• Digital Convenience: Online systems allow easier access to legal processes.
• Protection Against Arbitrary Evictions: Landlords must follow formal legal procedures for eviction.

Challenges

• Lack of Appeal Mechanism: Tenants have no chance to challenge or appeal the committee decisions as they are considered final and binding.
• Stricter Enforcement: Delays in rent payment can now trigger quicker legal action.
• Digital Divide: Tenants without digital access may face barriers to justice.

Conclusion

The amendments introduced under Royal Decree 12/2025 represent a significant step toward modernizing Oman’s tenancy framework. Their success, however, will depend on effective implementation, public awareness, and the judicial system’s ability to manage the increased demands on enforcement.