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Al-Ahram Weekly
01-07-2025
- Business
- Al-Ahram Weekly
Egypt clarifies tenant protections in landmark rent law changes - Urban & Transport
Egypt's Minister of Parliamentary and Legal Affairs, Mahmoud Fawzy, on Monday clarified key provisions in the government's draft amendments to the rent law, affirming that tenants are entitled to alternative housing, not merely preferential status. Addressing the House of Representatives, Fawzy stated that the revised bill "explicitly affirms tenants' clear entitlement to state-provided housing units," during a parliamentary session devoted to reviewing two key draft laws related to tenancy and property rights. Focus on old rent contracts The first bill redefines the legal relationship between landlords and tenants. The second proposal amends the Civil Code regarding properties where lease terms have ended or are nearing expiration, thereby ending longstanding occupancy protections. Fawzy commended parliament's willingness to confront the decades-old "old rent" issue. 'This crisis wasn't created by this Parliament or this government. It evolved under exceptional circumstances over many years,' he stated. He referenced a November 2024 Supreme Constitutional Court ruling that declared the fixed rent system unconstitutional, prompting the government to draft a new legal framework after public consultations with tenants, landlords, and legal experts. Longer transition for residential tenants One outcome of those consultations, Fawzy noted, was the extension of the proposed transition period for residential tenants from five to seven years—distinguishing them from commercial/non-residential leaseholders. 'The law does not favour landlords or tenants—it's a response to a long-standing social imbalance that must be addressed fairly,' he said, adding that tailored guidelines will ensure support for those most affected. Fawzy warned that failing to pass the law could further harm tenants, arguing that the gradual transition and phased rent increases are designed to protect their interests. The bill specifies that when leases expire after the transition period, both the tenant and their spouse will have priority for replacement housing. Legal context and geographical focus Fawzy emphasized that Egypt's legal framework must evolve in line with current economic and social conditions. Old rent laws, he said, were temporary solutions for historical emergencies. He added that 82 percent of old-rent cases are concentrated in Cairo, Alexandria, Giza, and Qalyubia. Fawzy also addressed concerns about Downtown Cairo, clarifying that the proposed amendments do not apply to properties in that area. 'Property transactions in these areas are unrestricted, with no limitations on buying or selling for anyone,' he said. Call for updated data The session ended with House Speaker Hanafy Gebaly adjourning proceedings until Tuesday. A heated debate ensued, with opposition MPs and independents voicing concerns and rejecting the draft law. Gebaly called on the government to submit updated data as requested by MPs, including figures on first-generation tenants, number of original tenants, and land available for new housing, insisting that it be based on current estimates rather than 2017 census data. CAPMAS head Khairat Barakat said the most recent data covers only Egyptian nationals. The 2017 census recorded 1.6 million original tenants and 3.019 million rented units. Fawzy pledged to deliver complete data and responses ahead of the next session. On 17 June, the Housing Committee gave preliminary approval to the draft bill, one of the most complex legal and social reforms in recent years. Follow us on: Facebook Instagram Whatsapp Short link:
Al-Ahram Weekly
18-06-2025
- Business
- Al-Ahram Weekly
Parliament housing committee approves government-drafted bill on reforming rent law
Parliament's Housing Committee approved the draft amendment of the government-drafted bill on the old rent law on Tuesday, extending the termination period for contracts subject to the law for residential purposes to 7 years instead of 5. The Housing Committee's approval is preliminary, and the draft will subsequently be submitted for a final vote in a parliament's plenary session expected to be held later this month. The proposed amendments to the rent laws 49/1977 and 136/1981 have recently sparked a heated social debate. Landlords sought to minimize the termination period and increase rent, while tenants pressed for the opposite. The Housing Committee passed a 10-article draft, the first nine of which tackle the regulations governing the relationship between landlords and tenants, which have been at loggerheads since a ruling by the Supreme Constitutional Court (SCC) issued last November. The ruling decided that the 7 percent flat rate in the Old Rental Law for residential properties was unconstitutional and called on the Egyptian parliament to amend the law. Article 2 of the new draft stipulates that the termination period of rental contracts for residential purposes will be seven years after the law comes into effect and 5 years for non-residential purposes unless an earlier termination is mutually agreed upon. Article 3 stipulates that each governor must form a committee to categorize areas containing rented residential properties into premium areas, middle-class areas, and economic areas. The classification will consider geographic location, including the area's nature and street, construction quality, utilities available, roads, transport networks, and access to health, social, and educational services. Committees must complete their tasks within three months of the law's enactment, which can be extended once by a Prime Minister's decision. The governor shall publish the final results in the Official Gazette and notify local administrations. Article 4 stipulates that rent in premium areas will be 20 times the current legal rent, with a minimum of EGP 1,000, and 10 times in middle-class areas, with a minimum of EGP 400. In economic areas, the rent will be 10 times with a minimum of EGP 250. The article also stipulates tenants shall pay EGP 250 monthly until the classification committees complete their work. Once the governor's decision is published, tenants must pay any rent differences due in monthly installments equal to the accrual period. Article 5 stipulates that rent for premises rented to natural persons for non-residential use shall be 5 times the current legal rent. Article 6 stipulates that rents determined under Articles 4 and 5 shall increase annually by 15%. Article 7 stipulates that tenants or their legal successors must vacate the premises at the end of the rental term specified in Article 2 if the tenant or successor leaves the premises closed for more than one year without justification or if the tenant or successor owns another usable unit for the same purpose as the rented property. In case of refusal to vacate, the landlord may seek a court order from the summary judge for eviction without prejudice to the right to compensation. The tenant may also file a separate civil case, which does not suspend the summary judge's decision. Heated debate The Housing Committee has held several hearings on the amendments, and Mustafa Abdel-Rahman, head of the Landlords Coalition, rejected those regulating rent increases and the duration of the lease contract. He proposed a three-year transitional period during which tenants would be obliged to pay market rents or be evicted from their units. He also suggested that during the transitional period, monthly rents for units in low-income districts will not be less than LE2,000, LE4,000 for units in average-income districts, and LE8,000 for high-class districts. Lawyer and representative of the Tenants Coalition George Makram warned earlier that passing the government's amendments would cause massive social harm. He directly referred to the five-year transitional period, now extended to seven in the final draft. Makram insisted that the government's new rent bill seriously threatens national security and social peace. According to Abdel-Hamid Sharafeddin, advisor to the head of the Central Agency for Public Mobilisation and Statistics, seven percent of Egypt's buildings are regulated by old rent contracts, compared to 15 percent in the 2006 census. Sharafeddin explained that approximately three million units, including 1.8 million residential units, are subject to old rents. Follow us on: Facebook Instagram Whatsapp Short link:
See - Sada Elbalad
10-05-2025
- Politics
- See - Sada Elbalad
Old Rent.. Between Justice and Humanity
Elham Aboul Fateh The Old Rent Law, an exceptional law issued during World War II, allowed the state to intervene in the relationship between landlord and tenant. Since its issuance, it has been a matter of debate. It was issued under exceptional circumstances resembling martial law, specifically with the implementation of the Exceptional Rent Law in 1944. It was subsequently amended by Law No. 121 of 1947, and interference in the rental relationship continued to a greater extent after the July 1952 Revolution. Amendment No. 21 of 1992 further distorted the relationship between landlord and tenant. Years ago, I Launched a campaign in Al-Akhbar newspaper against old rents. During the campaign, I met with a number of buildings' owners in areas such as Zamalek and Garden City. These were luxury buildings overlooking the Nile, but their revenues were insufficient even for their maintenance. Most of the tenants were retired, and their pensions were only enough to pay the rent, which did not exceed a few pounds. This skewed reality has always been a subject of debate, especially after the Supreme Constitutional Court's 2002 ruling, which declared certain provisions of non-residential rental laws unconstitutional. This ruling was considered the beginning of a reconsideration of the entire system. The exceptional law issued in 1961 had established lifetime rental relationships and even passed them on to the second and third generations, creating a state of stagnation that lasted for decades. Well, we need to protect the landlord's rights and grant him the right to benefit from his property, but at the same time, we cannot ignore the reality of the tenant who has lived in this apartment for decades, settled there, and has no alternative. Law No. 4 of 1996 was issued, opening the door to fixed-term rental contracts with new terms. This meant we now had two laws, which is unconstitutional, as all Egyptians are equal before the law. The issue is not just legal, but also social and humanitarian, and requires realistic solutions. Many of these property owners have become millionaires on paper, while tenants in very upscale neighborhoods pay symbolic rents that are disproportionate to the reality. Today, the old rent law is before the Parliament once again to discuss this thorny humanitarian issue. I hope we can reach a just and humane law, which is a difficult equation. read more Analysis- Turkey Has 0 Regional Allies... Why? Analysis: Russia, Turkey... Libya in Return For Syria? Analysis: Who Will Gain Trump's Peace Plan Fruits? Analysis: Will Turkey's Erdogan Resort to Snap Election? Analysis: What Are Turkey's Aspirations in Iraq? Opinion & Analysis Analysis: Mercenaries In Libya... Who Should Be Blamed? Opinion & Analysis Analysis- How 'Libya Nightmare' Takes Erdogan to Algiers Opinion & Analysis Analysis: What Happens After Brexit? Opinion & Analysis Analysis: Strategic Significance of Libya's Sirte, Jufra! News Egypt confirms denial of airspace access to US B-52 bombers Lifestyle Pistachio and Raspberry Cheesecake Domes Recipe News Ayat Khaddoura's Final Video Captures Bombardment of Beit Lahia News Australia Fines Telegram $600,000 Over Terrorism, Child Abuse Content Arts & Culture Nicole Kidman and Keith Urban's $4.7M LA Home Burglarized Sports Former Al Zamalek Player Ibrahim Shika Passes away after Long Battle with Cancer Videos & Features Bouchra Dahlab Crowned Miss Arab World 2025 .. Reem Ganzoury Wins Miss Arab Africa Title (VIDEO) Sports Neymar Announced for Brazil's Preliminary List for 2026 FIFA World Cup Qualifiers News Prime Minister Moustafa Madbouly Inaugurates Two Indian Companies Arts & Culture New Archaeological Discovery from 26th Dynasty Uncovered in Karnak Temple
Egypt Independent
30-04-2025
- Politics
- Egypt Independent
Up to 60 days to issue amendments on the old rent law in Egypt
In a long-awaited development, the government has submitted a bill to amend a law concerning old rents to the House of Representatives, aiming to address a long-running crisis impacting the lives of millions, both tenants and landlords. This came after an official announcement by Prime Minister Mostafa Madbouly during a press conference held after the weekly cabinet meeting, stressing that the new amendments will take into account all social dimensions and achieve fair balance between the two parties in the rental relationship. Madbouly said that the state has complied with the Supreme Constitutional Court ruling requiring Parliament to issue the law before the end of the current legislative term, which reinforces the importance of expediting parliamentary discussion of the draft law. He added that the government drafted the law in coordination with all relevant ministries and submitted it to Parliament to initiate a broad community discussion that ensures that all views are heard. Countdown With the bill referred to the relevant committees, the constitutional deadline of 60 days for issuing the law has begun. This is the mandatory period within which the House of Representatives must complete discussion and vote on the bill. This deadline represents the final opportunity for Parliament to resolve one of the most complex and influential issues affecting Egyptians in recent years. Highlights of the amendments Among the most prominent features of the new draft law is the setting of a new rental value for housing subject to the old rent law, whether in cities or villages, with a transitional period of no less than five years. During this period, rental values will gradually increase, taking into account the social and economic dimensions of the population. The Prime Minister emphasized the existence of proposals to regulate this relationship, achieving a proper balance without harming either party. The draft law also includes regulations that ensure tenants are not immediately evicted or removed, while guaranteeing the right to housing for families in need by integrating them into social housing projects. Observers viewed this as a humane approach that takes into account the living conditions of many older tenants. Parliamentary committees begin discussion After referring the amendments on Old Rent Law to the House of Representatives, House Speaker Hanafi al-Gebaly announced the referral of the two draft laws submitted by the government to the joint committee of the Housing, Public Utilities, and Reconstruction Committee, and the offices of the Local Administration and Constitutional and Legislative Affairs committees. Gebaly said that Parliament will provide full opportunities for landlords and tenants to express their views with complete transparency. He emphasized that the draft law will not emerge from the House of Representatives unless it is a balanced legislative formula that guarantees the rights of all. Gebaly also tasked the joint committee with conducting a comprehensive community dialogue that includes the National Council for Human Rights, the Central Agency for Public Mobilization and Statistics, and some law professors and economic and housing experts. MPs reassure tenants MP Ahmed al-Segini, head of the House of Representatives' Local Administration Committee, confirmed that the new law will not aim to evict or expel tenants at this time, but rather seeks to regulate the legal relationship between the two parties and achieve fair rental values. 'The state, with all its institutions, will not allow anyone to leave their apartment without a solution that takes their circumstances into account.' Segini emphasized that the law will be issued in a manner that balances the requirements of social justice and the economy. He explained that Parliament maintains complete neutrality between the two parties, and that any legal solution must be accompanied by humanitarian solutions, especially for the elderly and those with limited income. Segini also emphasized the need to develop a comprehensive government vision before the law is issued. Edited translation from Al-Masry Al-Youm
Ya Libnan
15-03-2025
- Politics
- Ya Libnan
Syria's new constitution ignores minority rights, makes Sharaa look like ISIS
Demonstrators in mainly Kurdish northeastern Syria wave Kurdish flags as they protest against the temporary constitution adopted by the interim government in Damascus. (DELIL SOULEIMAN Syria's new temporary constitution concentrates power in interim President Ahmed al-Sharaa's hands and fails to include enough protections for minorities, experts warn. The declaration, signed into law on Thursday, establishes a five-year transitional period and follows the toppling of Bashar al-Assad's repressive government by Islamist-led rebels after nearly 14 years of civil war. 'The constitutional declaration grants absolute powers to the interim president,' said Sam Dallah, a constitutional law professor and former spokesperson for the drafting committee of the 2012 constitution, who left Syria after the outbreak of the civil war. He said it establishes 'a presidential-type regime', where executive power rests with the interim president and the ministers he appoints, and does not include a post of prime minister. Under the new framework, elections based on a new constitution will take place only after the transitional period. According to the temporary constitution, Sharaa 'appoints one-third' of the members of the future assembly and forms a committee to select the members of the electoral college that will elect the remaining parliamentarians. Although the document describes the judiciary as 'independent', it gives the interim president the power to appoint members of the Supreme Constitutional Court, the country's highest judicial authority. – 'Separation of powers' – 'If the president directly or indirectly chooses the members of the People's Assembly, appoints and dismisses ministers, and appoints the members of the Constitutional Court, what remains of the principle of the separation of powers?' asks Dallah. 'The concentration of powers in the hands of a single person will inevitably lead to the monopolization of decision-making,' the expert warned. One key change from the previous constitution is that Islamic jurisprudence is now described as 'the principal source' of legislation, rather than just 'a principal source'. Islam remains the religion of the head of state, Arabic is the sole official language and the constitutional declaration offers no guarantees or protections for Syria's minorities. This comes after the massacre of hundreds of civilians by the security forces in coastal Syria earlier this month, most of them members of the Alawite religious minority to which ousted President Bashar al-Assad belongs. – Minority fears – Hundreds of Kurds demonstrated in northeastern Syria on Friday against the constitutional declaration, which they say does not meet the aspirations of the country's minorities. The temporary constitution has faced criticism from the autonomous administration, which recently reached an agreement with the new authorities for the integration of its institutions into the state. The Kurds have rejected the declaration and 'any attempt to reproduce the dictatorship'. They called for 'a fair distribution of power', 'recognizing the rights of all Syrian components' and 'adopting a decentralized democratic system of government'. 'Minorities in Syria are extremely worried about the way things are going because everything suggests that the signs point to a gradual process of transformation of the Syrian Arab Republic into the Islamic Republic of Syria,' said Tigrane Yegavian, a professor at Schiller University in Paris. 'The only thing that could reassure minorities, who rightly feel threatened by the new regime, was a kind of federalization, with a guarantee of autonomy in education and justice,' he added. But lawyer Tarek al-Kurdi, a former member of the commission established by the UN in Geneva to draft a new constitution under Assad, said: 'The declaration came at a difficult time for Syria, after 54 years of dictatorship and 14 years of devastating war'. 'It must be approached realistically, as it cannot be compared to the constitutions of stable countries,' he told AFP. Sami Haddad , a Lebanese political analyst was quoted as saying : 'Sharaa appears to be another face for the Islamic state of Iraq and Syria or ISIS'. He went back to where he came from, when he was the head of Nusra. Sharaa is a huge disappointment for the Syrians and for their neighbors .They thought he will be better than the ousted dictator Bashar al Al- Assad, but sounds more like him . His constitution is a recipe for a divided Syria ' AFP/FRANCE24/ YL
