Oman (OM)
Oman is one of the most welcoming and stable expat destinations in the Middle East, offering a unique blend of ancient Arabian heritage, dramatic natural landscapes, and a rapidly modernising economy.
Renting in Oman
Full lifecycle: finding, moving in, during tenancy, leaving.
Oman's rental market is governed by Royal Decree 6/1989 as substantially amended by Royal Decree 12/2025 (effective 13 July 2025). The 2025 amendments created specialised Rental Disputes Resolution Committees in each governorate, gave registered lease agreements the force of a writ of execution, and required all disputes to go through the new committee rather than civil courts. Most leases are 1-year fixed contracts, typically paid by post-dated cheques (3–12 cheques covering the full year). Muscat is the most expensive city; Salalah, Sohar, and Nizwa are significantly cheaper. Key expat rental areas in Muscat: Qurum, Al Khuwair, Madinat Sultan Qaboos, Al Hail, Bausher, Azaiba. Newer developments (Al Mouj Marina, The Wave) offer premium furnished apartments with community amenities. Most rentals are unfurnished or semi-furnished.
1. Finding a flat
- - Passport
- - Residence card / Civil ID (or work permit + passport if new arrival)
- - Employer letter confirming employment and salary
- - Bank statements (3 months — some landlords request)
- - Post-dated cheques (1, 3, 6, or 12 — agree number in advance)
- - Reference from previous landlord (helpful but rarely required)
- - Visit the property in person before paying any deposit — photos can be misleading
- - Qurum and Madinat Sultan Qaboos are most convenient for expats but command premium rents
- - Al Hail and Bausher offer better value with good access to main roads
- - Negotiate: landlords in Oman are generally open to negotiation, especially if paying more cheques upfront or extending the lease term
- - Ask about: district cooling (common in new buildings — separate contract with Cool District Cooling), water/electricity included or separate, parking, service charges, building maintenance responsibilities
- - Beware: some landlords attempt to include AC maintenance costs in tenant contract — structural AC repair is the landlord's responsibility
- - Request floor plan and appliance list before signing for furnished apartments
- - Avoid paying any deposit before a written contract is signed
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Oman.
2. Before move-in
Handover protocol
A move-in handover inspection with the landlord or agent is strongly recommended. Document: all existing damage (photos + written notes), meter readings (electricity and water), condition of all appliances, AC unit condition (maintenance is frequently disputed), and any missing fixtures. Sign and date the handover report with landlord/agent signature. This documentation is critical for deposit return. There is no prescribed standard form — create your own written inspection record and keep a copy.
Deposit
Max: 1–3 months rent (typically 1 month for unfurnished, 2–3 months for furnished)
Rules: Security deposit held by landlord (no third-party escrow system). Governed by lease terms rather than a statutory cap. Usually not interest-bearing. Since Royal Decree 12/2025, registered lease agreements have the force of a writ of execution, which strengthens enforceability of agreed deposit terms.
Return deadline: No specific statutory deadline. Standard lease terms provide for 30–60 days after vacancy. Disputes since 13 July 2025 are handled by the Rental Disputes Resolution Committee (not civil courts) — committees must issue a decision within 90 days and enforce within 30 days. Without documentation of pre-existing damage, disputes tend to favour the landlord.
Alternatives: Some new developments accept a bank guarantee instead of a cash deposit. Corporate lease agreements may negotiate alternative arrangements.
3. During your tenancy
Monthly Utility Billing
Frequency: Monthly billing by MEDC/MZEC (electricity) and NAMA (water). No annual reconciliation typical — pay-as-you-go monthly via app, SMS, or customer service centre.
Dispute window: 30 days to dispute a bill with MEDC/NAMA — contact customer service or visit the relevant office. For lease-related disputes since July 2025, the Rental Disputes Resolution Committee has jurisdiction.
- - Landlord asking tenant to pay for AC compressor replacement or major AC unit repair — structural maintenance is the landlord's responsibility
- - Charges for common area utilities not specified in the lease
- - Retroactive charges attributed to a prior tenant's consumption
- - Undocumented bills presented without meter readings or utility provider invoices
Repairs: Landlord is responsible for structural repairs and major appliance faults. Tenant is responsible for minor wear-and-tear. AC servicing: tenant typically pays for filter cleaning (OMR 5–15/unit/service); landlord pays for compressor replacement and major repairs. Water heater maintenance: landlord. Document all maintenance requests in writing — WhatsApp messages are acceptable as evidence before the Rental Disputes Resolution Committee.
4. Moving out
Notice period: 30–60 days written notice standard per lease terms. Most 1-year fixed leases expire naturally; provide written notice of non-renewal at least 30 days before expiry to avoid automatic renewal in some contracts.
Final handover: Conduct a move-out inspection with landlord or agent; take photos and compare against move-in handover record. Ensure all utilities are read and final bills settled. Return all keys, access cards, and parking permits. Obtain a signed receipt for all returned items. Professional cleaning (OMR 30–80) is expected and is good insurance against deductions.
Deposit return: Request deposit return in writing. Standard: 30–60 days per lease terms. Deductions for genuine damage (not normal wear-and-tear) must be itemised with evidence. If deposit is unfairly withheld, submit a complaint to the Rental Disputes Resolution Committee in your governorate (established under Royal Decree 12/2025 — effective 13 July 2025). If you paid rent by post-dated cheques, ensure unused future cheques are physically returned to you and confirm in writing they will not be presented.
Your tenant rights
Tenant association: No dedicated tenant association in Oman. Since July 2025, Rental Disputes Resolution Committees (one or more per governorate, chaired by a judge) are the primary body for landlord-tenant disputes. Ministry of Housing and Urban Planning retains broader housing policy oversight.
Rent control: No formal rent control in Oman. Landlords may increase rent on renewal subject to lease terms. Market rental prices are set by supply and demand. Post-2022 Muscat has seen rising rents due to increased expat and returning diaspora population.
Eviction protection: Landlord must provide written notice per the lease terms (typically 30–90 days) to terminate tenancy. Tenants cannot be evicted mid-lease without cause (breach of contract). Self-help evictions (changing locks without legal authority) are illegal. Since Royal Decree 12/2025, eviction requests are processed through the Rental Disputes Resolution Committee — enforcement actions must be carried out within 30 days of a committee ruling. Contact police (9999) if a landlord attempts an illegal self-help eviction.