Landlord Maintenance Obligations in Oman
Reviewed by the Commoner Law Editorial Team. Sourced from Omani royal decrees, ministerial decisions, and the Basic Statute of the State. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
Landlords in Oman are legally required to maintain the rented property under the Civil Transactions Law:
- Habitable condition: The landlord must deliver and maintain the property in a fit and habitable condition.
- Structural repairs: Major repairs to the structure, plumbing, electrical systems, and air conditioning are the landlord's responsibility unless the contract says otherwise.
- Minor repairs: Tenants are generally responsible for minor day-to-day maintenance (light bulbs, small fixes) unless agreed otherwise.
- Emergency repairs: If the landlord fails to make urgent repairs, the tenant may carry them out and deduct the cost from rent (with proper notice and documentation).
When does it apply?
- Your rental property has structural damage, plumbing leaks, or broken air conditioning that the landlord should fix.
- The property was not in habitable condition when you moved in.
- The landlord refuses to make necessary repairs despite written requests.
What to Do If Your Landlord Refuses to Make Repairs in Oman
- Notify your landlord in writing about the needed repair — keep a copy.
- Give the landlord reasonable time to respond (usually 2-4 weeks for non-emergencies).
- If the landlord fails to act, you may arrange the repair yourself and deduct the cost from rent — but notify the landlord first and keep receipts.
- For serious habitability issues, file a complaint with the municipality or Primary Court.
What should you NOT do?
- Do not make major repairs without notifying the landlord first — you may not be reimbursed.
- Do not withhold all rent over a minor repair dispute — this can lead to eviction proceedings.
- Do not cause damage to the property — you are responsible for damage you cause.
Common Questions
When does it apply — landlord maintenance obligations?
Your rental property has structural damage, plumbing leaks, or broken air conditioning that the landlord should fix.The property was not in habitable condition when you moved in.The landlord refuses to make necessary repairs despite written requests.
What should I do if my landlord in Oman will not fix a structural problem or broken essential system?
Notify your landlord in writing about the needed repair — keep a copy.Give the landlord reasonable time to respond (usually 2-4 weeks for non-emergencies).If the landlord fails to act, you may arrange the repair yourself and deduct the cost from rent — but notify the landlord first and keep receipts.For serious habitability issues, file a complaint with the municipality or Primary Court.
What should you NOT do — landlord maintenance obligations?
Do not make major repairs without notifying the landlord first — you may not be reimbursed.Do not withhold all rent over a minor repair dispute — this can lead to eviction proceedings.Do not cause damage to the property — you are responsible for damage you cause.