Islamic Home Loans with Ijara Muntahia-bi-tamleek: Understanding Rules Governing Lease Rentals

Post : August 23, 2023

Islamic Home Loans with Ijarah: Understanding Rules Governing Lease Rentals

In the realm of Islamic finance, one financial instrument has gained prominence in facilitating homeownership: the Ijarah lease contract. As interest-based transactions are prohibited in Islam, Islamic financial institutions have developed Shari'ah-compliant tools for lending and leasing, such as the Islamic Home Loans with Ijarah contract. This blog post delves into the Ijarah lease system, focusing on the rules governing lease rentals.

Islamic bs loan scaled 1 300x200 - Islamic Home Loans with Ijara Muntahia-bi-tamleek: Understanding Rules Governing Lease Rentals

Ijarah Lease: An Overview

Ijarah, derived from the Arabic term meaning "to lease," is a contract wherein one party leases an asset to another for an agreed period, against specified rental payments. This leasing model is in line with Shari'ah Standard No. (9): Ijarah and Ijarah Muntahia Bittamleek. Below are the key regulations surrounding the rentals in an Ijarah contract:

Islamic Home Loans with Ijarah: Understanding the rules

Central to Islamic Finance is mutual risk-sharing and steering clear of both interest and undue uncertainty. Ijarah financing manifests these principles by having the bank own the property and then lease it to the borrower. Your monthly payments to the bank are part rental and part acquisition of the bank's stake in the property.

Collaborating with institutions that offer Sharia-compliant Ijarah financing, our mission at Afiyah is to navigate you towards optimal solutions, whether for home loan purchases, refinancing, construction, or investment financing.

By adhering to AAOIFI (Accounting and Auditing Organization for Islamic Financial Institutions) standards, financial institutions prioritize creating policy documents that protect the rights of all involved parties.

  1. Types of Lease Rentals (5/2/1):
    The rental in an Ijarah contract can be in the form of cash, goods (in kind), or benefits (services). The critical aspect here is that the rental amount must be specified. This could be as a lump sum covering the entire Ijarah contract or in instalments spread across the lease duration. The payments can either be of a fixed or variable amount, based on an agreed-upon method between the lessor and lessee.
  2. Obligation and Timing of the Rental (5/2/2):
    The contract mandates the rental, with the lessor's entitlement to it starting from when the lessee begins benefiting from the asset. It does not necessarily align with the Ijarah contract's signing date. Rentals can be paid upfront or in instalments over a duration equivalent to or differing from the Ijarah's length. However, if the asset becomes available later than customary practices allow, no payment is mandated.
  3. Floating Rentals (5/2/3):
    If the rental is subject to variations, the initial period's rental of the Ijarah contract must be set as a lump sum. Subsequent rentals can then be tied to a specific benchmark, which should be clear and undisputable, acting as a determinant for future rental amounts. This benchmark should have both maximum and minimum levels to avoid uncertainties.
  4. Rental Components (5/2/4):
    The rental can be split into two specific parts. The first part is directly paid or transferred to the lessor. The second part is retained by the lessee to cover expenses approved by the lessor, such as major maintenance or insurance. If there is an excess in the second part, it's treated as an advance to the lessor. Conversely, the lessor bears any shortage.
  5. Amending Future Rentals (5/2/5):
    Amendments to future rentals can occur with the agreement of both the lessee and the lessor. This pertains to periods where the lessee hasn't benefited yet. Rentals for past periods, which remain unpaid, become debts that the lessee owes to the lessor, and thus, these cannot be increased.


Islamic Home Loans with Ijarah lease system offer a Shari'ah-compliant avenue for prospective homeowners. By understanding the rules governing lease rentals, one can navigate the path to homeownership with clarity and in adherence to Islamic principles.

Choosing Ijarah finance brings forth a myriad of benefits for both businesses and individuals. The most evident advantage is the ability to finance property acquisition without the burden of riba. This serves as a halal alternative to conventional mortgages, broadening the horizon for faith-based investors to augment their real estate portfolios without compromising their beliefs.

Shari’ah Standard No. (9): Ijarah and Ijarah Muntahia Bittamleek. Accounting and Auditing Organization for Islamic Financial Institutions, 2015. ISBN: 6-9616-01-603-978.

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