Inspect the property before you decide
A listing shows a property's best angles; a viewing shows the reality. Take your time and test things yourself rather than relying on the landlord's or agent's word. In Muscat, air conditioning and water heaters deserve particular attention.
- Air conditioning: run every unit and check it cools well without noise or dripping
- Water heaters: confirm they work in bathrooms and the kitchen
- Water pressure: open taps and shower together and watch the flow
- Leaks: look for damp patches under sinks, on ceilings and around windows
- Electrics: test switches, sockets and lights
- Parking: is there an allocated space, and is it shaded?
- Pests: check kitchen corners and cupboards for signs of insects
Electricity and water meters
Ask how electricity and water are billed: does the unit have its own meters, and will the accounts be moved into your name or stay with the landlord? Make sure there are no unpaid bills on the meters before you move in so you do not inherit someone else's usage, and note the meter readings on handover day.
Contract clauses worth reading slowly
In a dispute, the written contract governs, not a verbal understanding. Make sure everything you agreed is clearly written down.
- Lease term, start date and end date
- Rent amount, payment schedule and method (cheques, transfer, instalments)
- Security deposit and the conditions for getting it back
- Maintenance: what the landlord covers and what the tenant covers
- Renewal, and the notice required before non-renewal or a rent change
- Early termination: is it allowed, and on what terms or compensation?
Register the lease with the municipality
Leases are registered with the relevant municipality (Muscat Municipality for properties in Muscat Governorate). Registration is required, and by default it is the landlord's responsibility unless agreed otherwise; it makes the tenancy official and is requested when connecting services and for official transactions. The municipality sets the fees, documents and procedure, so confirm the current requirements with it directly, and agree with the landlord in advance on who handles the registration.
Record the condition at move-in
Before your furniture arrives, take clear photos and videos of every room, focusing on existing defects: scratches, cracks, stains, appliances that do not work. Write these into a move-in condition report, have it signed by you and the landlord or their agent, and keep a copy.
This report is your strongest evidence when you move out and ask for your deposit back, because it separates what was there before you from what happened during your tenancy.
Keep every receipt and message
Keep a receipt for every rent payment and for the deposit, plus a copy of the registered lease. Put maintenance requests in writing (message or email) rather than only by phone, so you have a record of what you asked for and when.
If you would like help finding a rental or managing a lease, the Maarij Real Estate team can assist.
This guide is general information, not legal or financial advice; always confirm current requirements and fees with the competent authorities.
Frequently asked questions
Do I need to register my lease?
Yes, the lease must be registered with the relevant municipality. By default this is the landlord's responsibility unless agreed otherwise. Confirm the current requirements and fees with the municipality directly.
How do I make sure I get my deposit back?
Document the condition with photos and a signed report at move-in, follow the contract terms, return the property in the same condition allowing for normal wear, and keep the deposit receipt.
Who pays for maintenance?
The contract decides. Ask for it to state clearly what the landlord covers (typically major faults) and what the tenant covers, rather than leaving it open to interpretation.