Sharjah has its own tenancy rules, separate from Dubai's Ejari system. Since Law No. 5 of 2024 on Property Leasing in the Emirate of Sharjah, the rules on attestation, rent increases and eviction are clearer. This guide covers only what official Sharjah sources confirm.
The law that applies
Sharjah Ruler Sheikh Dr. Sultan bin Mohammed Al Qasimi issued Law No. (5) of 2024 on Property Leasing in the Emirate of Sharjah. At the same time, Law No. (6) of 2024 established the Rental Disputes Center (RDC) to handle rental disputes. Sharjah Municipality refers to 19 September 2024 as the law's effective date.
Leases must be in writing or electronic and use forms approved by the Sharjah Executive Council.
Attesting your contract
An unattested contract incurs an administrative fine on top of the attestation fees, and government entities must refuse it, except the Rental Disputes Center. Check current fees with Sharjah Municipality or on Aqari, because figures in older guides may be out of date.
Rent increase rules
- No increase during the first three years of the tenancy, unless both parties agree otherwise.
- If the tenant accepts an earlier increase, the landlord must wait two years before the next one.
- After those periods, any increase must reflect the fair rent, calculated under the executive regulations.
- The Executive Council may change the three-year period by decision.
Renewal and eviction
Renewals must be attested on the same 15-day basis as new leases. Unless a ground listed in the law applies, a landlord cannot require a tenant to leave within 3 years of the lease start for residential property, or 5 years for commercial, industrial or professional property.
- Rent unpaid within 15 days of the due date.
- A breach not remedied within 30 days of the landlord's notice.
- Unauthorised subletting or assignment, or misuse of the property.
- Demolition or major renovation.
- The landlord needs the property for themselves or a first-degree adult relative. This requires at least three months' notice, and they must move in within two months after the tenant leaves.
If the landlord does not follow through on demolition or personal occupancy, the tenant may claim compensation. Selling the property does not end the lease, because the new owner takes over the previous landlord's rights and obligations.
Cancellation and early termination
To end a fixed-term lease early, a tenant must prove exceptional, unforeseen circumstances. Unless otherwise agreed, the tenant owes at least 30% of the remaining rent. The Rental Disputes Center assesses these requests. If the tenant dies, the lease continues unless the heirs ask to end it. In that case it ends 30 days after notice to the landlord, or at contract expiry if that comes first.
Comparing Sharjah with Dubai, Abu Dhabi and the other emirates? See our emirate-by-emirate tenancy contract guide.