Egypt Commercial Evictions: Law 165/2025 & Executive Formula
A detailed guide on the commercial eviction process in Egypt, highlighting the expedited mechanisms under Law No. 165 of 2025 and the rapid execution achieved through the Executive Formula.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Evicting a commercial tenant in Egypt is governed primarily by Law No. 4 of 1996 (Effective 31 January 1996), which placed rental agreements back under the jurisdiction of the Civil Code. Historically, commercial evictions were notorious for multi-year delays; however, the enactment of Law No. 165 of 2025 (effective 5 August 2025) and the strategic use of the "Executive Formula" (Sighet Tanfeezia) have fundamentally shifted the power back to landlords, providing rapid, police-assisted enforcement mechanisms.
The Standard Path: Eviction Under Law 165/2025
For leases governed by the "New Rent" system (contracts concluded after 31 January 1996), Law No. 165 of 2025 introduced a critical fast-track for landlords. By adding Article 2 bis to Law No. 4 of 1996, the legislation stipulates that the tenant must vacate the property and return it to the owner at the end of the lease term specified in the contract.
If a commercial tenant refuses to vacate upon the expiration of the contract:
- Application to Summary Judge: The landlord can apply directly to the Judge of Urgent Matters (Summary Judge) in the jurisdiction where the property is located.
- Immediate Eviction Order: The judge is empowered to issue an immediate eviction order without the need for a lengthy substantive lawsuit.
- Non-Suspension: While the tenant may file a separate substantive lawsuit to dispute the grounds, doing so does not suspend the execution of the eviction order.
The Power Path: Fast-Track Execution via the Executive Formula
Beyond the summary judge, the most potent tool in Egyptian real estate is the Executive Formula (Sighet Tanfeezia), regulated by Law No. 13 of 1968 (Civil and Commercial Procedures Law).
Savvy commercial landlords ensure that upon signing, both parties visit the Real Estate Registration Office (Shahr Al Akari) to notarize the contract and attach the Executive Formula. This elevates the lease to the status of an enforceable execution document. While notarized contracts are enforceable, they do not automatically become un-appealable court judgments; however, they allow the landlord to bypass the trial phase and proceed directly to the Execution Judge.
The Fast-Track Process
If a commercial tenant defaults or holds over, the landlord follows this strict statutory procedure:
1. The Official Warning (Inzar)
The landlord delivers an official warning via a court bailiff (process server). The tenant is typically granted a 15 to 30-day grace period to cure a breach or vacate.
2. Direct Application to the Execution Judge
If the grace period lapses, and the lease contains the Executive Formula, the landlord bypasses the trial phase entirely. They apply directly to the Execution Judge (Qadi Al-Tanfeez), who orders immediate enforcement based on the notarized document.
3. Police-Assisted Eviction
The Execution Department, supported by the Execution Police, physically removes the tenant and their business assets.
- Timeline: This process is typically resolved in 2 to 4 weeks, compared to the 1-3 years required for traditional litigation.
Commercial "Old Rent" Evictions (Reforms of 2022 & 2025)
The "Old Rent" system (pre-1996 leases) is being phased out for non-residential use:
- Legal Entities (Companies): Under Law No. 10 of 2022 (effective March 2022), a 5-year transitional period began. These tenants face mandatory eviction by March 2027. During this period, rents increase by 15% annually.
- Natural Persons (Non-Residential/Commercial Use): Law No. 164 of 2025 (effective 5 August 2025) established a 5-year transitional period for non-residential units leased to natural persons, ensuring that these commercial assets return to the free market by August 2030.
During these transitions, rents are subject to an immediate multiplier based on area classification (e.g., 20 times the current rate in premium areas with a minimum of EGP 1,000) followed by an annual increase of 15%. Failure to pay these adjusted rents provides grounds for immediate eviction under the new expedited rules.
Guarantee your commercial evictions are measured in weeks rather than years. Use Landager to securely store encrypted copies of your Shahr Al Akari notarized leases and set automated alerts for lease expiries to trigger Law 165/2025 or Executive Formula protocols instantly.
Deep Dive Into Local Regulations
How Landager Helps
Landager tracks lease terms, automated rent reminders, and document expiration - making it easy to stay compliant with Egypt regulations.
Back to Egypt Landlord-Tenant Laws Overview.
Frequently Asked Questions
▶What are the key landlord-tenant laws in Egypt?
Egypt\'s real estate market is split between the socialist-era "Old Rent" system and the liberalized "New Rent" system. Landmark reforms in 2025/2026 have finally established a timeline for the absolute phasing out of rent control. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Egypt?
The eviction process in Egypt requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the rent increase limits and caps in Egypt?
Egypt has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Egypt?
Egypt has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Egypt?
Lease agreements in Egypt must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Egypt?
Landlords in Egypt are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Egypt?
Egypt has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Egypt?
Landlords in Egypt must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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