Tenant and Landlord Rights in Egypt: Old vs. New Rent Laws and Legal Lease Termination Explained
Egypt's rental market is governed by two main legal frameworks: the old rent regulations and the new rental system. Law No. 164 of 2025 introduced major changes to old rental contracts, establishing transitional periods for their termination, revised rental values and specific grounds for eviction. Meanwhile, new rental contracts remain primarily governed by the Egyptian Civil Code and the terms agreed upon by landlords and tenants.
1. Understanding the Difference Between Old and New Rent
Old rental contracts are primarily governed by Laws No. 49 of 1977 and No. 136 of 1981, alongside subsequent amendments. These regulations established an exceptional rental system that included statutory rent controls and legal extensions under specific conditions.
New rental contracts, governed by Law No. 4 of 1996, fall under the Egyptian Civil Code. Landlords and tenants generally determine rental payments, contract duration and renewal conditions through mutual agreement, subject to applicable legal requirements.
2. What Has Changed Under Law No. 164 of 2025?
The legislation introduced transitional periods for old rental contracts. Residential leases covered by the law will expire after seven years from its effective date, while non-residential leases belonging to natural persons will expire after five years, unless both parties agree to terminate them earlier.
The law took effect on August 5, 2025. Accordingly, the transitional periods are scheduled to end in August 2032 for residential properties and August 2030 for the covered non-residential properties.
The legislation also introduced revised rental values for residential properties based on geographical classification. Rents in premium areas increased to 20 times the previous legal rent, with a minimum of EGP 1,000. In middle-income areas, the increase is tenfold, with a minimum of EGP 400, while economic areas have a minimum of EGP 250.
For covered non-residential properties, rents increased fivefold. Both categories are subject to an annual 15% increase under the new law.
3. Landlord and Tenant Rights Under the Old Rent System
Landlords may request early eviction under Law No. 164 of 2025 if the tenant leaves the property closed for more than one year without justification, or owns another property suitable for the same intended use.
The law also preserves the applicable eviction grounds under Article 18 of Law No. 136 of 1981.
Tenants, meanwhile, retain their right to occupy the property during the applicable transitional period. They may also challenge disputed legal decisions through the courts and apply for available government housing units, either for rent or ownership, subject to the government's eligibility rules and allocation procedures.
4. How Can a New Rental Contract Be Legally Terminated?
Under the Egyptian Civil Code, a fixed-term rental contract generally ends when its agreed duration expires, according to Article 598. If the tenant continues occupying the property with the landlord's knowledge and without objection, the agreement may be considered implicitly renewed under Article 599.
Contracts without a specified duration are subject to the notification requirements and notice periods established by Article 563.
Landlords may seek contract termination when tenants breach their contractual obligations, including failure to pay rent. Tenants, in turn, must pay rent, maintain the property and respect its agreed purpose. Landlords must enable tenants to use the property and fulfill their legally established maintenance obligations.
5. When Does Eviction Become Legally Enforceable?
Law No. 165 of 2025 introduced an additional mechanism for new rental contracts governed by Law No. 4 of 1996. It allows landlords to request an eviction order from the competent summary matters judge when tenants refuse to vacate after their contracts expire.
Tenants retain the right to file a substantive lawsuit before the competent court, although filing such a lawsuit does not automatically suspend the eviction order.
In all cases, landlords must follow the applicable legal procedures rather than resorting to force or changing locks unilaterally. Reviewing the original contract, its date, conditions and supporting documents remains essential to determining the correct legal framework.