Renting in Amman: Can Your Landlord Legally Increase Rent?

What are the main ways people hold and use real estate in Jordan?

The main forms of real estate in Jordan are private freehold ownership, shared (co-owned) property, and leasehold rights created through rental contracts. Use of land and buildings is also shaped by zoning rules and registration at the Department of Land and Survey.

For individuals and small businesses, three situations are most common:

• Buying and owning a flat or house freehold, then registering the title at the Department of Land and Survey (DLS).
• Leasing residential or commercial premises using a written tenancy agreement governed by the Landlords and Tenants Law and the Civil Code.
• Co-owning a building or land with family members or partners, often as undivided shares recorded in the land register.

The key legal sources are:

• Civil Code No. 43 of 1976 - general rules on contracts, sale, lease, and rights in rem.
• Landlords and Tenants Law No. 11 of 1994 and later amendments (including Law No. 22 of 2011) - special rules on leases, rent, and eviction.
• Real Estate Property Law No. 13 of 2019 - registration, classification, and transactions in real property.

Key public bodies:

• Department of Land and Survey (DLS) - registers ownership and transfers; issues title deeds; collects transfer fees.
• Greater Amman Municipality and local municipalities - zoning, building permits, and some local taxes.
• Magistrate Courts and Courts of First Instance - hear rent, eviction, and other real estate disputes.

How are property purchases and sales registered in Jordan?

Property ownership transfers only when the sale is registered at the Department of Land and Survey and the buyer is recorded as owner on the title. A private sale contract by itself does not give full legal ownership until registration is complete and transfer fees are paid.

Basic steps to buy and register property

1. Due diligence on the title
   • Obtain a recent copy of the title deed from DLS.
   • Check the property number, size, and type (apartment, land, commercial unit).
   • Verify if there are mortgages, seizures, or other encumbrances.
2. Negotiating and signing the sale agreement
   • Agree on the price in Jordanian dinar (JOD), payment schedule, and handover date.
   • Sign a written sale agreement, often in Arabic; bilingual is common for foreign buyers.
   • Include clauses on who pays registration fees and any real estate agent commission.
3. Obtaining necessary approvals
   • For non-Jordanian buyers, especially for land, approvals from the Ministry of Interior or Cabinet may be required.
   • For company buyers, check articles of association and board resolutions.
4. Registration at the Department of Land and Survey
   • Seller and buyer (or their attorneys) attend the relevant DLS office.
   • DLS calculates transfer fees and any tax due on the seller.
   • After payment, DLS records the transfer and issues a new title in the buyer's name.
5. Final handover
   • Buyer receives keys and possession, usually on or shortly after registration.
   • Utilities (electricity, water, internet) are transferred into the buyer's or tenant's name as agreed.

Typical transaction costs for buying property (approximate)

Numbers below are indicative ranges and can change with law or policy. Parties often negotiate how to share these costs.

How are residential leases regulated in Jordan?

Residential leases in Jordan are governed by a combination of the Landlords and Tenants Law and the Civil Code, with older and newer contracts treated differently. Most modern leases are private contracts with market-based rent, but certain statutory rules on eviction and minimum protections still apply.

Key features of modern residential leases

• Form: Leases should be in writing. Courts strongly prefer written Arabic contracts signed by both parties and witnesses.
• Duration: Common terms are 1 year, 2 years, or 3 years, often with an automatic renewal clause.
• Rent payment: Monthly rent in JOD, often paid in cash, bank transfer, or post-dated cheques.
• Security deposit: Typically 1 to 3 months of rent, held by the landlord to cover damage or unpaid bills.
• Utilities: Usually paid by the tenant, except in some furnished or serviced apartments where water or common electricity is included.

Old vs new leases

• Old leases (generally signed before 31 August 2000)
  • Often subject to rent control and automatic continuation by law.
  • Tenants may enjoy strong protection against eviction except on narrow grounds.
• New leases (typically signed after 31 August 2000)
  • Rent is agreed freely between landlord and tenant.
  • Lease ends at the date stated in the contract, unless renewed by agreement or by an automatic renewal clause.

Courts will look first at what the written lease says, then apply the Landlords and Tenants Law and the Civil Code to fill gaps. Verbal arrangements, cash payments without receipts, and missing clauses about rent increases or renewal create most disputes.

How often can a landlord legally increase rent in Jordan and what is the "5-year rule"?

For most modern leases in Jordan, a landlord can increase rent only as agreed in the written contract or when the parties sign a new term. The so-called "5-year rule" for court-ordered rent re-evaluation mainly applies to older, rent-controlled leases and does not automatically give landlords a right to raise rent every 5 years in newer contracts.

1. Modern leases: rent increases are contractual

If your lease was signed after the legal reforms around 2000, the starting point is always your contract:

• If the contract sets a clear increase formula (for example, "rent increases by 5% every year" or "rent is re-negotiated after 3 years"), that is what normally applies.
• If the contract is silent on increases during the term, rent stays fixed until the term ends.
• At the end of the term, the landlord can suggest a new rent, and the tenant is free to accept, negotiate, or leave.

Simply saying "market rent" without a mechanism often leads to disputes. Courts may interpret ambiguous clauses in favor of the weaker party (usually the tenant), especially where the landlord drafted the contract.

2. The "5-year rule" in practice

The "5-year rule" is commonly mentioned in Jordan in relation to older leases that are still under special protection. In those cases, the law has allowed landlords or tenants to apply to court for re-evaluation of rent after a certain period, often every 5 years, to reflect changes in market conditions.

Key points for you:

• It does not automatically apply to all leases. Whether it applies depends on the date and type of your lease and the version of the Landlords and Tenants Law that governs it.
• Even when it applies, you usually need a court order. You cannot unilaterally increase rent just by claiming the "5-year rule".
• Court re-evaluation relies on expert valuation. The court appoints an expert to estimate fair rent based on location, condition, and comparable properties.

3. Practical scenarios for landlords and tenants

• Scenario A - New lease, no increase clause, 1-year term
  • During the year, rent cannot be raised unless both sides agree in writing.
  • At renewal, the landlord can propose a higher rent; the tenant can accept or move out.
• Scenario B - New lease, 3-year term, clause says "rent to be re-assessed every 5 years"
  • This clause does not affect the 3-year term; it may only become relevant if the parties continue beyond 3 years without signing a new contract.
  • Courts may treat the rent as fixed during the agreed term unless the clause is very specific.
• Scenario C - Very old lease, tenant paying low controlled rent
  • Landlord may apply to court for rent adjustment based on the relevant version of the Landlords and Tenants Law.
  • The court may adjust rent, often using a cycle such as every 5 years.

If you are not sure which regime applies to your lease, check the exact signing date, any later amendments, and get a lawyer to review the text against the latest amendments to the Landlords and Tenants Law.

When can a landlord evict a tenant in Jordan and how does automatic renewal work?

A landlord in Jordan can usually evict a tenant only on specific legal grounds and only with a court judgment, except where the lease ends naturally and the tenant leaves voluntarily. Automatic renewal clauses can extend the lease and delay eviction unless proper written notice is given within the contract deadlines.

1. Eviction during the lease term

During a valid lease term, the landlord generally cannot evict just because they want the property back or found a higher-paying tenant. The law and typical contracts allow eviction mid-term only in specific cases, for example:

• Non-payment of rent
  • Tenant fails to pay rent on time, and does not pay within the legal or contractual grace period after a formal demand.
  • Landlord files a case in the competent court (usually Magistrate Court) for eviction due to non-payment.
• Unauthorized subletting or change of use
  • Tenant sublets the property or allows others to use it without written consent, where the lease prohibits this.
  • Tenant uses a residential flat for commercial or illegal activities contrary to the lease or law.
• Serious damage or misuse
  • Tenant deliberately damages the property or allows significant deterioration beyond normal wear and tear.
  • Landlord proves the damage and asks the court for eviction and compensation.
• Other grounds specified in the Landlords and Tenants Law
  • For example, structural changes without consent, or using the property for immoral or dangerous purposes.

Self-help eviction, such as changing locks, removing doors, or cutting water and electricity, is risky and courts often treat it as unlawful, exposing landlords to damages and even criminal complaints.

2. Eviction at the end of the lease term

When the agreed lease term ends, the basic rule for modern leases is that the tenant must vacate unless the parties agree to continue. In practice, three situations appear often:

• No automatic renewal clause
  • Lease ends on its expiry date.
  • If the tenant stays and the landlord accepts rent, the court may treat this as an implied renewal on similar terms.
• Automatic renewal clause
  • Many Jordanian leases state something like: "This contract shall be renewed automatically for a similar period unless either party notifies the other in writing 2 months before expiry."
  • If no notice is given within the stated time, the lease renews, and the tenant keeps a legal right to stay for the new period.
• Old protected leases
  • For certain old leases, the law provides automatic continuation regardless of the contract, and eviction is allowed only on narrow grounds.

3. How "automatic renewal" works and common mistakes

Automatic renewal clauses are powerful and frequently misunderstood. Courts in Jordan usually enforce them as written, especially if they are clear and the tenant is in good standing.

Key practical points:

• Notice must be written and timely
  • If the clause requires 1, 2, or 3 months' written notice before expiry to prevent renewal, missing that deadline can lock both parties into another full term.
  • Send notice by a traceable method: registered mail, bailiff notification, or a written acknowledgment.
• Renewal often keeps the same terms
  • If the clause says the contract renews "under the same terms", rent amount, payment dates, and other conditions usually remain identical.
  • To change rent, you typically need either a specific clause or a new agreement when renewal occurs.
• Landlord conduct matters
  • If the landlord accepts rent after expiry without objection, this may support a finding that the lease renewed or continued.
  • Courts look at behavior, not just written words.

What happens to a tenant's rights if the rented property is sold to a new owner in Jordan?

If a rented property is sold in Jordan, the general rule is that the buyer steps into the shoes of the landlord and must respect the existing lease. The tenant keeps the right to stay until the end of the lease term and pay the same rent, unless the contract or law allows otherwise.

1. The "sale does not terminate lease" principle

Under the Jordanian Civil Code and real estate rules, the sale of leased property does not normally cancel a valid lease. The buyer inherits the landlord's rights and obligations, including:

• Right to receive rent from the date they become owner.
• Obligation to respect the lease term and conditions (rent amount, deposit, renewal clauses).
• Obligation to return the deposit at the end of the lease, subject to lawful deductions.

This protection is strongest when:

• The lease is in writing, with a clear date and signatures.
• The tenant took possession of the property under the lease.

2. What the tenant should do when the property is sold

• Request written confirmation
  • Ask the new owner to provide proof of ownership (copy of title deed) and bank details for rent payments.
  • Request a short acknowledgment that they have taken over the lease on its current terms.
• Keep paying rent
  • Do not stop paying rent because the property was sold; pay to the new owner once confirmed.
  • If there is uncertainty, consider depositing rent in court through a "consignation" procedure after legal advice.
• Clarify the deposit
  • Record in writing that the new owner has received the security deposit from the previous landlord or will be responsible for returning it.

3. Can the new owner evict to live in the property?

In modern leases, a new owner who wants to live in the unit usually must wait until the lease expires, unless:

• The lease includes an express clause allowing termination on sale (fairly rare in residential practice), or
• Special statutory grounds apply under the Landlords and Tenants Law for certain old leases.

Courts commonly reject attempts by a new owner to evict a tenant mid-term simply because of personal use, unless a clear legal ground exists. This makes due diligence on existing leases crucial for buyers of rented property.

How are rent and eviction disputes resolved in Jordan and how long do they take?

Most rent and eviction disputes in Jordan are resolved through the Magistrate Courts using a formal court process that ends with a judgment enforceable by the Execution Department. Timelines vary, but many cases take several months to over a year, depending on complexity, evidence, and appeals.

1. Typical dispute resolution path

1. Direct negotiation
   • Many disputes over minor delays or small repairs settle informally.
   • Written settlement agreements help prevent future arguments.
2. Formal legal notice
   • Lawyers often first send a formal demand or warning by bailiff.
   • For non-payment cases, this can preserve the landlord's right to claim eviction.
3. Filing in court
   • Landlord or tenant files a lawsuit in the competent Magistrate Court (or sometimes Court of First Instance for higher values).
   • Court fees are paid, usually a percentage of the claimed amount.
4. Hearings and evidence
   • The court reviews the written lease, receipts, notices, and witness statements.
   • Experts may be appointed for rent valuation or construction defects.
5. Judgment and enforcement
   • Once judgment is final, the landlord may request eviction through the Execution Department if the tenant does not leave voluntarily.
   • Execution officers supervise physical eviction if necessary.

2. Timeframes and costs (ballpark)

These are approximate and can vary significantly by court and case complexity.

3. Police and criminal complaints

Police generally do not directly evict tenants; they act based on court orders. Criminal complaints may arise if there is alleged fraud, abuse, or violence, but they do not replace the civil process for eviction or rent claims.

What should landlords and tenants always put in a Jordanian lease contract?

A solid Jordanian lease should clearly set out the parties, property, duration, rent, payment method, deposit, maintenance responsibilities, rent increase rules, automatic renewal, and dispute resolution venue. Clear drafting reduces disputes and gives both sides stronger protection in court.

Essential clauses to include

• Parties
  • Full names, national ID or passport numbers, and addresses for landlord and tenant.
  • If a company is a party, include commercial registration details and signatory authority.
• Property description
  • Exact address, floor, apartment number, and area (square meters).
  • Reference to the title deed number where possible.
• Purpose of use
  • Residential, office, shop, warehouse, etc.
  • Any restrictions on activities (no subletting, no commercial use, no pets, etc.).
• Duration
  • Start and end date of the lease.
  • Any notice periods for termination or non-renewal.
• Rent and payment terms
  • Monthly rent in JOD, due date, and method of payment (cash, transfer, cheques).
  • Penalties or interest (if any) for late payment, consistent with Jordanian law.
• Rent increase and 5-year or other review clauses
  • Clear formula for any rent increases during renewal terms.
  • If you mention review periods (such as 3 or 5 years), spell out exactly how new rent will be agreed or determined.
• Security deposit
  • Amount, where it is held, and conditions for deductions.
  • Timeline and method for returning the deposit at the end of the lease.
• Maintenance and repairs
  • Landlord often handles structural and major repairs.
  • Tenant usually handles minor maintenance and daily wear and tear.
• Utilities and service charges
  • Who pays for electricity, water, gas, internet, and building service charges.
  • Meter readings at handover should be recorded.
• Automatic renewal
  • Whether the lease renews automatically, for how long, and what notice is required to prevent renewal.
• Inspection and condition report
  • Attach an inventory of furniture and equipment if furnished.
  • Photos or a signed condition report reduce deposit disputes.
• Governing law and dispute resolution
  • Confirm that Jordanian law applies and specify the competent court (for example, Amman Magistrate Court).

Signing the lease in Arabic, or at least bilingual Arabic-English, is very helpful because Arabic is the language of Jordanian courts. Foreign tenants should have an independent translation checked before signing.

When should you hire a real estate lawyer or expert in Jordan?

You should involve a real estate lawyer or trusted legal expert in Jordan when large amounts of money are at stake, the property or lease is complex, or the relationship has already turned hostile. Early legal advice usually costs less than litigating a dispute that could have been avoided by clear drafting.

Situations where professional help is strongly recommended

• Buying or selling property worth a significant amount
  • To review contracts, check title, and allocate taxes and fees correctly.
  • To structure deals involving companies, foreign owners, or multiple buyers.
• Drafting or reviewing commercial or long-term leases
  • For shops, offices, or long residential leases where issues like fit-out, service charges, and rent reviews matter.
  • To design rent review mechanisms, including any 3-year or 5-year adjustment clauses, without breaching the law.
• Eviction and serious rent disputes
  • To assess whether legal grounds for eviction exist and what evidence is needed.
  • To respond to court claims or negotiate settlements that protect your interests.
• Old, protected leases
  • To understand the special regime for pre-2000 leases, including controlled rent and strict eviction rules.
• Foreign involvement
  • When a foreigner or foreign company wants to buy, lease, or invest, approvals and restrictions may apply.

Sometimes, a licensed real estate broker or certified valuer is also useful, especially for pricing, rent levels, and local market practice. Legal and market advice together give a fuller picture of risk.

What are the practical next steps for landlords and tenants in Jordan?

Landlords and tenants in Jordan should start by reviewing their current contracts, clarifying rent increase and renewal clauses, and documenting payments and property condition. Taking a few systematic steps now reduces the risk of disputes and provides a strong position if litigation becomes unavoidable.

For tenants

1. Locate and read your lease carefully
   • Identify the lease term, notice periods, rent increase clauses, and automatic renewal wording.
2. Confirm who the landlord is
   • If the property was sold, request written confirmation from the new owner.
3. Keep proof of all rent payments
   • Use bank transfers or obtain signed receipts and store them safely.
4. Document the property condition
   • Take photos or videos, especially when moving in and out.
5. Seek early advice if you receive a legal notice
   • Do not ignore court papers or bailiff notifications; respond promptly with legal help.

For landlords

1. Standardize your lease templates
   • Work with a lawyer to prepare up-to-date Arabic leases with clear rent, renewal, and eviction clauses.
2. Track key dates
   • Use a calendar for lease expiry and notice deadlines, especially where automatic renewal applies.
3. Issue receipts and keep a rent ledger
   • Accurate records strengthen your position in any non-payment or eviction case.
4. Act promptly but lawfully on arrears
   • Send formal notices within legal timeframes and avoid self-help eviction.
5. Review existing long-term or old leases
   • Assess which law applies, what rent adjustments are possible, and whether a negotiated exit is better than litigation.

Both landlords and tenants should treat the lease as a business document, not a formality. Clear drafting, timely communication, and early legal advice are the most effective tools for avoiding the rent, eviction, and ownership disputes that are common in the Jordanian real estate market.