Yes, hosts in Oman are required to register their short-term rental properties and obtain a permit through the Ministry of Heritage and Tourism (MOHT). The recent regulatory developments in Oman for short-term rentals include official approval and licensing requirements to ensure compliance with quality standards and transparency.

Process for Obtaining a Permit for Short-Term Rentals in Oman

1. Registration with MOHT: Hosts must register their property with the MOHT, which oversees tourism and heritage compliance across Oman. This step is essential to legally operate short-term rentals in the country.
2. Application Submission: Hosts need to submit an application, providing property details and their intent to use the property for short-term rental purposes.
3. Required Documents: Although specifics may vary, typical requirements include:
   • Property ownership documentation or lease agreement (if applicable).
   • Proof of compliance with health, safety, and hospitality standards.
   • Identification documents of the property owner.
   • Tax registration details, if applicable.
4. Fees: There are likely application and registration fees involved, but specific amounts may depend on the property type and location. Hosts may contact MOHT or visit the official tourism site (experienceoman.om) for precise fee information.
5. Approval and Licensing: Upon submission, MOHT will review the application, conduct necessary inspections, and issue a permit once the property meets all regulatory standards. Once licensed, hosts can list their property on approved platforms.

This registration and permit process helps Oman ensure quality and compliance, promoting a safe and attractive environment for short-term rental guests.

In Oman, operating a short-term rental requires adherence to specific legal and regulatory frameworks:

Local Authorities and Licensing: Property owners or authorized tenants must secure the necessary licenses from the Ministry of Heritage and Tourism (MHT) to operate a short-term rental legally. This process involves registering the property and ensuring it meets health, safety, and quality standards as stipulated by the MHT.

Neighbor Consent: While there is no explicit legal requirement to obtain consent from neighbors, it is advisable to inform them about your intention to operate a short-term rental. This proactive communication can help maintain good relations and preempt potential disputes related to increased foot traffic or noise..

In Oman, income from short-term rentals is subject to the following national taxes:

1. Value Added Tax (VAT): A 5% VAT applies to short-term rental accommodations, including tourist lodgings like Airbnb and hotels. Long-term residential rentals (three months or more) are exempt if registered with the authorities.
2. Municipal Taxes: A 3% municipal tax is applied to property rents, and a 5% tax on hotel occupancy is applicable, impacting properties in the tourism sector.
3. Tourism Tax: For properties classified as tourist accommodations, a 4% tourism tax may be applied, especially if operated within tourist areas or as part of a franchise.
4. Exemptions and Progressive Taxation: There are no income-based exemptions or progressive rates specifically for short-term rental income in Oman; VAT is applied as a flat rate of 5%.
5. Filing and Payment: VAT returns and payments are due quarterly, with filing deadlines 30 days after the quarter's end. Late payments incur a penalty of 1% per month.

In summary, short-term rentals are taxed with a 5% VAT, municipal taxes, and possibly a tourism tax, with no income-based exemptions or progressive rates.

In Oman, the tourism sector is subject to specific taxes that also apply to short-term rentals. As of January 1, 2022, the Ministry of Heritage and Tourism reinstated a 4% tourism tax on facilities related to tourism, including short-term rental accommodations. This tax had been temporarily suspended to mitigate the economic impact of the COVID-19 pandemic but was reintroduced to support the sector's recovery and contribute to national revenue.

Additionally, Oman implemented a 5% Value Added Tax (VAT) on April 16, 2021, which applies to hotel reservations and shop rentals. While residential rentals are exempt from VAT, accommodations provided through short-term rentals are considered part of the hospitality sector and are therefore subject to this tax.

These taxes are collected from guests by the accommodation providers, who are responsible for remitting them to the relevant authorities. The revenue generated from these taxes contributes to the development and promotion of Oman's tourism industry, aligning with the nation's strategic goals under Oman Vision 2040. This vision emphasizes the importance of tourism as a means to diversify the economy and reduce dependence on oil revenues.

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In Oman, hosts of short-term rental properties are required to register and report guest information to national authorities, such as immigration or local police. This practice aligns with Oman's regulations aimed at ensuring security and compliance within the hospitality sector. By maintaining accurate records of guests, authorities can monitor and manage tourism activities effectively, contributing to the safety and well-being of both visitors and residents. Hosts should familiarize themselves with the specific reporting procedures mandated by local authorities to ensure full compliance with these requirements.

In Oman, nationwide health and safety standards for establishments, including short-term rental properties, are largely derived from the Ministry of Manpower’s Ministerial Decision No. 286/2008 on Occupational Safety and Health. While this decision primarily addresses workplaces, its general health and safety requirements serve as a foundational framework for short-term rentals. Key standards include:

1. Lighting and Ventilation: Properties must have adequate lighting and ventilation to ensure a comfortable and safe environment for guests.
2. Heat and Noise Control: Measures should be taken to reduce exposure to excessive heat and noise, especially relevant in Oman’s hot climate, where ventilation and cooling are critical.
3. Personal Protective Equipment and Safety Gear: For properties offering amenities like gyms or workshops, necessary safety equipment and guidance should be provided to guests.
4. First Aid and Emergency Protocols: Properties are encouraged to have first aid kits accessible and clear emergency protocols for health incidents.
5. Hygiene and Sanitation: Cleanliness is mandatory, especially in shared or high-contact areas like bathrooms and kitchens, to prevent health risks.

These standards align with the country’s broader occupational health and safety regulations and provide a framework for maintaining safety and comfort in short-term rental accommodations.

Online platforms like Airbnb and Booking.com listed short-term rentals in Oman in compliance with national laws and regulations. The recent partnership between Visit Oman and the UK’s UnderTheDoormat Group introduces a regulatory framework that allows approved short-term rental properties to enter the market transparently.

This partnership mandates that only licensed and approved properties will be listed, as it utilizes the Hospiria platform, which connects property owners with global booking channels through a government-approved system. By operating under this platform, listings comply with Omani standards, ensuring that short-term rentals meet the necessary legal requirements and quality standards. This setup allows integrated tourism complexes (ITCs), SMEs, and eventually individual property owners with licenses to offer short-term rentals under regulated conditions

Several national laws and international conventions to which Oman is a party indirectly impact discrimination policies and could influence discrimination practices, including in short-term rentals. These include:

1. International Convention on the Elimination of All Forms of Racial Discrimination (ICERD): Ratified by Oman, this convention commits the country to prohibit and eliminate racial discrimination. While it does not specifically address short-term rentals, it broadly requires non-discrimination in public accommodations, which could extend to rental practices.
2. Convention on the Elimination of All Forms of Discrimination Against Women (CEDAW): Oman ratified this convention in 2005. Although it primarily focuses on gender equality, it reinforces non-discriminatory principles that could impact broader rental policies to ensure fairness.
3. Omani Basic Law (Constitution): Article 17 states that all citizens are equal before the law and prohibits discrimination based on gender. Although it is primarily for citizens, this law can set a tone against discrimination in various sectors, including housing and accommodations.
4. Oman’s Anti-Trafficking Law (2008): While this law specifically addresses human trafficking, it indirectly enforces standards that protect individuals from exploitation or discrimination in housing situations.

These laws establish a general framework against discrimination, although specific anti-discrimination measures directly targeting short-term rentals are not highlighted.

Oman currently lacks a specific mandate requiring short-term rental platforms to directly share data with government authorities. Instead, compliance is facilitated through partnerships, such as that between Visit Oman and UnderTheDoormat Group. This collaboration uses the Hospiria platform to manage and distribute properties, ensuring they meet Omani regulatory standards and offer transparency to guests and operators. Although there is no explicit data-sharing requirement, the regulated platform's infrastructure supports compliance with national standards and promotes oversight of the short-term rental market in line with Oman’s Tourism Vision 2040.

In Oman, there is no specific legal requirement mandating hosts to obtain liability insurance for short-term rental properties. However, securing such insurance is highly recommended to protect against potential risks, including property damage and guest injuries.

Given the potential liabilities associated with hosting guests, obtaining liability insurance can provide peace of mind and financial protection. It's advisable to consult with local insurance providers or legal experts familiar with Omani property laws to ensure appropriate coverage for your short-term rental property.

Under Royal Decree 35/2019, known as the Cultural Heritage Law in Oman, culturally and historically significant areas are protected through several regulatory provisions. This decree, issued by Sultan Qaboos bin Said, sets the framework for preserving Oman’s national heritage by requiring that any development, alteration, or activity within designated heritage sites, including potential short-term rentals, be subject to strict oversight by the Ministry of Heritage and Culture. Here are the main protections outlined:

1. Executive Regulation: Article II of the decree mandates the Minister of Culture and Heritage to issue detailed executive regulations and decisions necessary to implement the law, ensuring consistent and rigorous enforcement within one year of the law’s enactment.
2. National Heritage Protection Law Replacement: Article III repeals the National Heritage Protection Law (Royal Decree 6/80), superseding it with new protections that align with the updated cultural preservation policies. This action centralizes the regulatory framework for heritage protection under one comprehensive law.
3. Regulated Activities in Heritage Areas: The Cultural Heritage Law restricts any changes or activities in protected areas that could harm their cultural or historical value. This regulation impacts short-term rentals by requiring prior approval from the Ministry of Heritage and Culture before any property within a designated heritage area can be adapted or marketed for short-term rental purposes.

These provisions protect Oman’s culturally significant sites by enforcing a rigorous approval process, overseen by the Ministry of Heritage and Culture, to prevent activities that may compromise the integrity of these areas.

In Oman, there are no specific sustainability mandates for short-term rentals. Instead, these rentals are encouraged to follow the broader Oman Sustainability Index guidelines, which align with Oman Vision 2040. This index, supported by the Center for Sustainability and Excellence (CSE) and the government, assesses environmental, social, governance, and human resources practices across sectors.

For short-term rentals, this means:

• Environmental practices such as energy efficiency and waste management.
• Social impact through community contributions and responsible supply chains.
• Governance in sustainability reporting and anti-corruption measures.
• Human resources focused on employee welfare and local job creation.

While optional, adopting these practices could enhance the appeal of short-term rentals as responsible, sustainable options for travelers.

In Oman, long-term tenants are protected under the Tenancy Contract Royal Decree 6/89, which provides tenants with certain rights and limits a landlord's ability to evict them in favor of short-term rental purposes. Here are the main protections relevant to long-term tenants:

1. Lease Duration and Renewal: Tenants typically sign a lease for a 12-month period, which can be renewed. Tenants have the right to automatically extend their lease for up to 3 years unless the landlord needs the property back for their primary residence.
2. Eviction Notice Requirements: Landlords can only issue an eviction notice three months before the lease expiration if they intend to use the property as their primary residence. They cannot evict tenants simply to convert the property into a short-term rental.
3. Mandatory Lease Registration: All leases must be registered with Muscat Municipality. An unregistered lease offers no legal protection to tenants, making eviction easier. Registered leases protect tenants from arbitrary evictions.
4. Tenant’s Right to Terminate: Tenants must provide a three-month notice before the lease expiration to vacate the property. This advance notice protects the tenant's right to stay under the agreed terms, preventing landlords from terminating leases early for short-term rental conversion.

These protections collectively limit landlords’ ability to evict long-term tenants to pursue short-term rental opportunities, safeguarding tenant rights and promoting rental market stability.

In Oman, short-term rentals owners, including hotels, are required to register guest details daily with the Royal Oman Police (ROP) to enhance security and facilitate transparent auditing. This includes:

1. Guest Information: Operators must provide the ROP with guests' names, nationalities, check-in and check-out dates, and duration of stay.
2. Visitor Information: Visitor details, including any visitors to guest rooms, must also be reported.
3. Unified Reporting System: An online, centralized government system is used to submit this information, ensuring all data is recorded in a standard format across all accommodation types, from five-star hotels to camps.
4. Compliance Requirements: All accommodation providers, regardless of their rating, are mandated to comply with these regulations, with penalties for non-compliance.

These measures aim to ensure security, accurate revenue tracking, and ease of monitoring guest activities within the country.

In Oman, platforms facilitating short-term rentals are required to ensure that listed properties comply with national regulations. This compliance is achieved through partnerships with government-approved entities. In November 2022, Visit Oman partnered with UnderTheDoormat Group to officially open the short-term rental market. This collaboration allows property developers, hospitality companies, and small and medium enterprises (SMEs) to list their properties through the Hospiria platform, which connects them to global short-term rental markets which ensures that properties meet Omani regulations by providing a single system for distribution and management, linking properties to major online booking engines and aggregators. This approach offers transparency and adherence to local laws, benefiting both property owners and guests.

In Oman, the Consumer Protection Law (Royal Decree No. 66/2014) sets standards to ensure consumer protection in short-term rental contracts. Key provisions affecting short-term rentals include:

1. Transparency and Information: Providers must give consumers accurate details about the rental property, such as terms, pricing, and services, without misleading information (Articles 19-20).
2. Health and Safety Compliance: Rentals must meet safety and health standards, ensuring they are safe for use, and any potential hazards must be clearly communicated (Articles 3, 5, 22).
3. Consumer Rights for Defects: If a rental fails to meet the expected standards or has defects, consumers have the right to seek replacements, repairs, or refunds (Articles 16, 25).
4. Obligations for Advertising: Advertisements for rentals must be truthful, respecting consumer rights and cultural values (Articles 4, 21).
5. Dispute Resolution and Enforcement: The Public Authority for Consumer Protection can mediate disputes between providers and renters, enforce compliance, and impose penalties for violations (Articles 10, 34-37).

This law promotes fair treatment, transparency, and safety for consumers, applying to all service providers, including short-term rental operators.

In Oman, regulations targeting non-resident owners of short-term rental properties primarily limit ownership locations, require development obligations, and impose residency-based restrictions:

1. Ownership Restrictions: Non-Omanis are prohibited from owning land in most areas of Oman unless designated as Integrated Tourism Complexes (ITCs). ITCs are specific areas where foreigners can purchase built-up units or land for tourism-focused development. However, these properties cannot be subdivided for resale as undeveloped plots (Royal Decree No. 12/2006).
2. Residency Options: Purchasing property within ITCs allows foreigners to obtain long-term use rights and, in some cases, residency permits tied to specific investment thresholds. For example, properties valued at OMR 500,000 or more may qualify owners for certain residency privileges.
3. Development Obligations for Corporates: Corporate entities with foreign ownership (at least 30% Omani shareholding) can own property for business use if developed within a specified timeframe. Land acquired for commercial purposes (e.g., administrative buildings, warehouses) cannot be held undeveloped indefinitely (Royal Decree No. 76/2010).
4. Taxation and Fees: Non-resident property owners are subject to local taxes and fees associated with property ownership and rental income. This includes municipal taxes and potential income taxes on rental earnings. It's advisable to consult with local tax authorities or legal experts to understand specific tax obligations.
5. Reporting and Compliance: Property owners must adhere to reporting requirements, such as registering guest details with the Royal Oman Police (ROP) on a daily basis. This measure enhances security and ensures compliance with national regulations.

These regulations ensure that foreign ownership contributes to tourism or commercial development within approved areas, aligning with Oman's broader economic goals.

As of November 2022, Oman began regulating its short-term rental market through a partnership between the Ministry of Heritage and Tourism (MHT) and the UK's UnderTheDoormat Group. This initiative seeks to offer government-approved short-term rentals, integrating property developers, hospitality companies, SMEs, and eventually individual property owners into the sector. While this effort is a step toward formalizing the market, detailed classifications and regulations are yet to be specified. For the latest updates, consult the Ministry of Heritage and Tourism.

During national events or holidays in Oman, the Ministry of Heritage and Tourism, in coordination with the Supreme Committee, imposes additional regulations affecting short-term rentals, especially those within hotel and tourist establishments. Key measures include:

1. Ban on Gatherings and Celebrations: Meetings, celebrations, and large gatherings in hotel establishments are prohibited, impacting short-term rental properties that may host events.
2. Curfews on Public Facilities: Public areas within hotel properties, including shared amenities used by short-term rental guests, must close between 8 pm and 4 am. This affects guests' access to certain facilities during these hours.
3. Stricter Capacity Limits: Hotels and short-term rentals must adhere to authorized capacity limits in celebration halls and public areas. Non-compliance can lead to penalties, as seen with the InterContinental Muscat and The Chedi Muscat hotels, which faced fines and temporary closures for violating these restrictions.
4. Enhanced Compliance Monitoring: The Ministry of Heritage and Tourism actively monitors short-term rental properties for adherence to COVID-19 safety and capacity regulations, with penalties for non-compliance, reinforcing the need for hosts to observe these guidelines strictly during events.

These measures ensure health and safety compliance and limit disruptions, especially in peak periods, to maintain order and public safety in Oman’s tourism sector.

In Oman, operating short-term rental properties without adhering to national regulations can lead to significant penalties. Key requirements include registering lease agreements and obtaining necessary permits. Failure to comply may result in fines and legal consequences.

Registration of Lease Agreements: All lease agreements, including those for short-term rentals, must be registered with the relevant municipality. If not registered, leases are legally void, and landlords face fines up to three times the registration fee, typically 5% of the total lease rent.

Operating Without a Permit: Engaging in rental activities without the necessary permits or licenses is prohibited. Violations can lead to fines ranging from OMR 100 to OMR 5,000, depending on the severity and nature of the offense. In cases where the violation poses a risk to consumer health or safety, penalties may include imprisonment for up to one year.

Consumer Protection Compliance: Landlords must ensure that rental properties meet health and safety standards as outlined in Oman's Consumer Protection Law. Non-compliance can result in fines, imprisonment, or both, especially if the violation endangers consumer safety.

Reputation Damage: Non-compliance with tax obligations, including failure to collect or remit VAT on taxable supplies, can harm the owner’s credibility, especially if penalties or operational suspensions are publicized, impacting future business prospects.