Commercial Evictions in Egypt: Fast-Tracking with Law No. 165 of 2025 and the Executive Formula

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 (post-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 streamlines the recovery of premises once a lease expires.

If a commercial tenant refuses to vacate upon the expiration of the contract:

1. 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.
2. Immediate Eviction Order: The judge is empowered to issue an immediate eviction order without the need for a lengthy substantive lawsuit.
3. 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 Article 280 of 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 a final, un-appealable court judgment.

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). Under Article 2 bis of Law 4/1996, the tenant is typically granted a 15-day grace period to cure the 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, a 5-year transitional period began. These tenants face mandatory eviction by March 2027.
• Individuals (Commercial Use): Law No. 164 of 2025 established a broader framework, setting a 5-year countdown for individual commercial tenants, ensuring that all commercial assets return to the free market by August 2030.

During these transitions, tenants must pay an immediate rent multiplier followed by annual increases (typically 15%). Failure to pay 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.

Next: Commercial Required Disclosures in EgyptPreview unavailable

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 OverviewPreview unavailable.