Fatwa

Property Management in a Partnership

Fatwa #1322 Category: Business & Trade Country: Zambia Date: 8th January 2025
Fatwa #1322 Date: 8th January 2025
Category: Business & Trade
Country: Zambia

Question

Question for Shariah Ruling on Property Rentals and Management
We have a property jointly owned by four parties with the following shares:
– Party A (maternal aunt to Parties B, C, and D) owns 50%.
– Party B owns 16.66%. – Party C owns 16.66%.
– Party D owns 16.66%.
Parties B, C, and D inherited their shares from their mother when she passed away.
– Total ownership: 100%.
The property consists of the following:
– A three-bedroom flat, a one-bedroom flat, and two shops.
Rental Arrangements and Points of Dispute:
1. The three-bedroom flat is rented to Party A’s daughter at a rental amount lower than the current market rate. Parties B, C, and D have proposed a revision of all rental amounts to reflect market rates, arguing that prospective tenants are willing to pay higher rents. However, Party A disputes this on the grounds of affordability.
– Parties B, C, and D have requested a review of this rent to align with market rates.
– Party A has asked Parties B, C, and D to approach the tenant directly to negotiate the rent increase, but Party A has done so under duress.
– Party A has indicated that if the rent is increased, Party A would continue take 50% of the newly increased rent.
A) In this situation, is it permissible for Party A to reduce her proportion of the rental income to reflect her decision not to meet market rates while Parties B, C, and D seek fair market value for their shares?
B) Is it permissible for Party A to require Parties B, C, and D to approach the tenant to negotiate the rent increase while Party A takes 50% of the increased rent?

2. The one-bedroom flat is rented by Party A herself at a rate below the current market standard. – Party A refuses the demand to increase the rent for this flat, arguing affordability as the reason.
A) Does Party A for her one-bedroom flat, have the right to refuse to meet market rental rates despite the objections of Parties B, C, and D on grounds of being ‘majority’ shareholder?

3. Agreeing on Rental Rates: – When there is disagreement on rental rates (e.g., Party A insists on current lower rates and Parties B, C, and D demand market rates), how should this matter be resolved in accordance with Shariah?
4. If there is a dispute over what constitutes the market rate, can rental rates be set based on amounts offered by prospective tenants willing to pay higher rents?
5. Party A states that if shop rents are increased and tenants vacate as a result, Parties B, C, and D must compensate Party A for any lost rental income until a new tenant is found. Is this condition permissible under Shariah?
6. To avoid ongoing disputes, would it be permissible under Shariah to consider an arrangement where:
– Party A assumes responsibility for managing one section of the property (e.g., residential flats). – Parties B, C, and D assume responsibility for managing another section of the property (e.g., shops).
– While the rental income from each section may not be equal, this division would be agreed upon upfront, and each party would have the freedom to manage their portion of the property and rentals as they see fit.
[Note: This is not a proposed or agreed-upon solution but an illustration of an idea to understand its permissibility under Shariah in case such a resolution was to be explored.]
We seek guidance on the above issues to ensure that our actions and agreements remain compliant with Islamic principles.

Answer

In the Name of Allah, the Most Gracious, the Most Merciful.

As-salāmu ‘alaykum wa-rahmatullāhi wa-barakātuh.

In principle, assets owned by a partnership require mutual consent from all partners for any decisions to become effective. Furthermore, distribution of rentals received will always be proportionate to percentage ownership.

  1. A) It is not permissible.[1]
  2. B) Should party A make this demand and parties B,C and D accede and thereafter succeed, party A will still be entitled to 50% of rentals received.
  3. A) In principle, each partner has a right to reside in their shared property.[2] If one partner lives in the shared property, and the other partner does not, there is no liability on the residing partner. Furthermore, one partner cannot force the other partner to rent out the shared property.[3]

However, if the non-resident partner asks for rentals from the resident partner, and he agrees, then that rent is to be paid.[4] Accordingly, in order to avoid further dispute in this situation which would cause harm to all involved, parties B,C and D should simply accept the current rent being paid if party A is not willing to budge.

This is due to the fact that demanding ones rights might lead to a situation where no one will benefit from the property at all. The solution to obtain ones full right would be to distribute the property and this can only be achieved by evaluating the entire property and selling it off.[5]

It should also be noted that due to being a 50% owner, half of the rental amount paid by party A goes back to her.

  1. A third neutral party, unrelated to any partner and well conversant with real estate, should be tasked to ascertain the correct rental value expected for the property. They will check similar properties in terms of location, upper/ground floor, condition of house etc and arrive at a fair average.
  2. Appy the above.
  3. It is not permissible.
  4. As stated earlier, rentals are to be distributed in proportion to percentage ownership. Yes, management can be divided as the partners mutually agree, however, total rentals received must be distributed in proportion to percentage ownership of the property.

You have stated in your query that party A is a maternal aunt to the other parties. In light of that, good character and joining ties demands that one overlooks short-term monetary gains in favour of a fruitful relationship with ones aunt, especially if she is elderly.

And Allah Ta’āla Knows Best

Mufti Bilal Pandor

Concurred by
Mufti Muhammad Patel

Darul Iftaa Mahmudiyyah
Lusaka, Zambia

www.daruliftaazambia.com

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 22) [1]

– ( الْمَادَّةُ 1073 ) – ( تَقْسِيمُ حَاصِلَاتِ الْأَمْوَالِ الْمُشْتَرَكَةِ فِي شَرِكَةِ الْمِلْكِ بَيْنَ أَصْحَابِهِمْ بِنِسْبَةِ حِصَصِهِمْ . فَلِذَلِكَ إذَا شُرِطَ لِأَحَدِ الشُّرَكَاءِ حِصَّةٌ أَكْثَرُ مِنْ حِصَّتِهِ مِنْ لَبَنِ الْحَيَوَانِ الْمُشْتَرَكِ أَوْ نِتَاجِهِ لَا يَصِحُّ ) تُقَسَّمُ حَاصِلَاتُ الْأَمْوَالِ الْمُشْتَرَكَةِ فِي شَرِكَةِ الْمِلْكِ بَيْنَ أَصْحَابِهَا بِنِسْبَةِ حِصَصِهِمْ , يَعْنِي إذَا كَانَتْ حِصَصُ الشَّرِيكَيْنِ مُتَسَاوِيَةً أَيْ مُشْتَرَكَةً مُنَاصَفَةً فَتُقَسَّمُ بِالتَّسَاوِي وَإِذَا لَمْ تَكُنْ مُتَسَاوِيَةً بِأَنْ يَكُونَ لِأَحَدِهِمَا الثُّلُثُ وَلِلْآخَرِ الثُّلُثَانِ فَتُقَسَّمُ الْحَاصِلَاتُ عَلَى هَذِهِ النِّسْبَةِ ; لِأَنَّ نَفَقَاتِ هَذِهِ الْأَمْوَالِ هِيَ بِنِسْبَةِ حِصَصِهِمَا , اُنْظُرْ الْمَادَّةَ ( 1308 ) وَحَاصِلَاتِهَا أَيْضًا يَجِبُ أَنْ تَكُونَ عَلَى هَذِهِ النِّسْبَةِ ; لِأَنَّ الْغُنْمَ بِالْغُرْمِ بِمُوجِبِ الْمَادَّةِ ( 88 ) . الْحَاصِلَاتُ : هِيَ اللَّبَنُ وَالنِّتَاجُ وَالصُّوفُ وَأَثْمَارُ الْكُرُومِ وَالْجَنَائِنِ وَثَمَنُ الْمَبِيعِ وَبَدَلُ الْإِيجَارِ وَالرِّبْحُ وَمَا أَشْبَهَ ذَلِكَ

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 22)

إيضَاحُ بَدَلِ الْإِيجَارِ : لَوْ أَجَّرَ الشُّرَكَاءُ الْحَانُوتَ الْمُشْتَرَكَ بَيْنَهُمْ لِآخَرَ فَيَجِبُ تَقْسِيمُ بَدَلِ الْإِيجَار ِ بَيْنَهُمْ حَسْبَ حِصَصِهِمْ فِي الْحَانُوتِ . فَإِذَا شَرَطَ لِأَحَدِهِمْ مِقْدَارًا أَكْثَرَ مِنْ حِصَّتِهِ لَا يَصِحُّ . كَذَلِكَ لَوْ كَانَ كُلُّ وَاحِدٍ مِنْ اثْنَيْنِ يَمْلِكُ عَقَارًا عَلَى وَجْهِ الِاسْتِقْلَالِ فَأَجَّرَا الْعَقَارَيْنِ الْمَذْكُورَيْنِ بِعَقْدٍ وَاحِدٍ لِآخَرَ وَاتَّفَقَا عَلَى تَقْسِيمِ الْأُجْرَةِ بَيْنَهُمَا مُنَاصَفَةً وَتَقَاسَمَا الْإِيجَارَ سِنِينَ عَدِيدَةً عَلَى هَذَا الْوَجْهِ فَإِذَا كَانَ بَدَلُ الْإِيجَارِ لِأَحَدٍ ذَيْنَكَ الْعَقَارَيْنِ أَزْيَدَ مِنْ إيجَارِ الْآخَرِ أَيْ . أَجْرِ مِثْلِهِ فَيَجِبُ إعَادَةُ الزِّيَادَةِ الْمَذْكُورَةِ إلَى صَاحِبِ الْعَقَارِ الْمَذْكُورِ وَإِعْطَاءُ تِلْكَ الزِّيَادَةِ . وَإِنَّ الظَّنَّ بِأَنَّ تِلْكَ الْمُقَاوَلَةَ مَشْرُوعَةٌ لَا يَكُونُ مَانِعًا مِنْ اسْتِرْدَادِ تِلْكَ الزِّيَادَةِ ( التَّنْقِيحُ )

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 23) [2]

– ( الْمَادَّةُ 1075 ) – ( كُلُّ وَاحِدٍ مِنْ الشُّرَكَاءِ فِي شَرِكَةِ الْمِلْكِ أَجْنَبِيٌّ فِي حِصَّةِ الْآخَرِ وَلَا يُعْتَبَرُ أَحَدٌ وَكِيلًا عَنْ الْآخَرِ فَلِذَلِكَ لَا يَجُوزُ تَصَرُّفُ أَحَدِهِمَا فِي حِصَّةِ الْآخَرِ بِدُونِ إذْنِهِ , أَمَّا فِي سُكْنَى الدَّارِ الْمُشْتَرَكَةِ وَفِي الْأَحْوَالِ الَّتِي تُعَدُّ مِنْ تَوَابِعِ السُّكْنَى كَالدُّخُولِ وَالْخُرُوجِ فَيُعْتَبَرُ كُلُّ وَاحِدٍ مِنْ أَصْحَابِ الدَّارِ الْمُشْتَرَكَةِ صَاحِبَ مِلْكٍ مَخْصُوصٍ عَلَى وَجْهِ الْكَمَالِ

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 24)

أَمَّا إذَا سَكَنَ أَحَدُ صَاحِبَيْ الدَّارِ الْمُشْتَرَكَةِ فِيهَا بِلَا إذْنِ الْآخَرِ مُدَّةً فَيَكُونُ قَدْ سَكَنَ فِي مِلْكِهِ فَلِذَلِكَ لَا يَلْزَمُهُ إعْطَاءُ أُجْرَةٍ لِأَجْلِ حِصَّةِ شَرِيكِهِ وَاذَا احْتَرَقَتْ الدَّارُ قَضَاءً فَلَا يَلْزَمُهُ ضَمَانُهَا ) كُلُّ وَاحِدٍ مِنْ الشُّرَكَاءِ فِي شَرِكَةِ الْمِلْكِ أَجْنَبِيٌّ فِي حِصَّةِ الْآخَرِ فِي التَّصَرُّفِ الْمُضِرِّ ( الطَّحْطَاوِيُّ ) أَمَّا فِي حِصَّتِهِ فَهُوَ مَالِكٌ وَمُتَصَرِّفٌ كَمَا سَيُوَضَّحُ قَرِيبًا اُنْظُرْ الْمَادَّةَ ( 1080 ) ( الدُّرُّ الْمُنْتَقَى وَالدُّرُّ الْمُخْتَارُ )

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 27)

 إلَّا أَنَّهُ لِأَحَدِ صَاحِبَيْ الدَّارِ الْمُشْتَرَكَةِ السُّكْنَى فِيهَا بِدُونِ أَخْذِ إذْنٍ مِنْ الشَّرِيكِ الْآخَرِ ; لِأَنَّهُ يَتَعَذَّرُ الِاسْتِئْذَانُ فِي كُلِّ حِينٍ . اُنْظُرْ الْمَادَّةُ ( 17 ) . وَعَلَى هَذِهِ الصُّورَةِ لَوْ سَكَنَ الشَّرِيكُ مُدَّةً فَهُوَ جَائِزٌ وَيُعَدُّ سَاكِنًا فِي مِلْكِهِ ( الطَّحْطَاوِيُّ ) وَحَيْثُ إنَّهُ يُعَدُّ سَاكِنًا فِي مِلْكِهِ فَلَا يَلْزَمُهُ إعْطَاءُ أُجْرَةٍ مِنْ أَجْلِ حِصَّةِ شَرِيكِهِ وَلَهُ كَانَتْ الدَّارُ مُعَدَّةً لِلِاسْتِغْلَالِ إذْ أَنَّهُ لَا يَلْزَمُ أَحَدًا دَفْعُ أُجْرَةٍ مُقَابِلَ سُكْنَاهُ فِي مِلْكِهِ كَمَا يُفْهَمُ ذَلِكَ مِنْ حُكْمِ الْمَادَّةِ ( 442 ) وَكَمَا فَصَّلَ ذَلِكَ فِي شَرْحِ الْمَادَّةِ ( 597 ) حَتَّى أَنَّهُ لَوْ ظَنَّ الشَّرِيكُ السَّاكِنُ أَنَّهُ تَلْزَمُهُ أُجْرَةٌ فَدَفَعَ لِشَرِيكِهِ أُجْرَةً فَلَهُ اسْتِرْدَادُهَا بَعْدَ ذَلِكَ ( الْخَيْرِيَّةُ فِي الْإِجَارَةِ ) . اُنْظُرْ الْمَادَّةَ ( 91 )

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 20) [3]

 – الْمَادَّةُ ( 1072 ) – ( لَيْسَ لِأَحَدِ الشَّرِيكَيْنِ أَنْ يُجْبِرَ الْآخَرَ بِقَوْلِهِ لَهُ : بِعْنِي حِصَّتَك أَوْ اشْتَرِ حِصَّتِي . غَيْرَ أَنَّهُ إذَا كَانَ الْمِلْكُ الْمُشْتَرَكُ بَيْنَهُمَا قَابِلًا لِلْقِسْمَةِ وَالشَّرِيكُ لَيْسَ بِغَائِبٍ فَلَهُ أَنْ يَطْلُبَ الْقِسْمَةَ وَإِنْ كَانَ غَيْرَ قَابِلٍ لِلْقِسْمَةِ فَلَهُ أَنْ يَطْلُبَ الْمُهَايَأَةَ كَمَا سَيَجِيءُ تَفْصِيلُهُ فِي الْبَابِ الثَّانِي )

. لَيْسَ لِأَحَدِ الشَّرِيكَيْنِ أَنْ يُجْبِرَ الشَّرِيكَ الْآخَرَ بِقَوْلِهِ لَهُ : بِعْنِي حِصَّتَك أَوْ اشْتَرِ حِصَّتِي أَوْ أَجِّرْنِي  حِصَّتَك أَوْ اسْتَأْجِرْ حِصَّتِي أَوْ فَلِنَبِعْ مِلْكنَا لِآخَرَ مَعًا , أَوْ فَلْنُؤَجِّرْهُ لِآخَرَ مَعًا وَلَيْسَ لَهُ أَنْ يُرَاجِعَ الْقَاضِيَ وَيَطْلُبَ ذَلِكَ ; لِأَنَّ الرِّضَاءَ شَرْطٌ فِي هَذِهِ التَّصَرُّفَاتِ . وَقَدْ بُيِّنَ فِي الْمَادَّةِ ( 1006 ) أَنَّ التَّصَرُّفَاتِ الْقَوْلِيَّةَ الَّتِي تَكُونُ بِجَبْرٍ وَإِكْرَاهٍ غَيْرُ مُعْتَبَرَةٍ .

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 21)

 كَذَلِكَ لَوْ أَرَادَ أَرْبَعَةُ شُرَكَاءَ فِي حَانُوتٍ مُشْتَرَكٍ بَيْنَ خَمْسَةِ شُرَكَاءَ إيجَارُ الْحَانُوتِ الْمَذْكُورِ وَلَمْ يَقْبَلْ الشَّرِيكُ الْخَامِسُ التَّأْجِيرَ فَلَيْسَ لِلشُّرَكَاءِ الْأَرْبَعَةِ إجْبَارُ شَرِيكِهِمْ الْخَامِسِ عَلَى إيجَارِ حِصَّتِهِ بِسَبَبِ عَدَمِ جَوَازِ إيجَارِ الْمَشَاعِ بَلْ لَهُمْ أَنْ يَطْلُبُوا الْمُهَايَأَةَ وَأَنْ يُؤَجِّرَ كُلٌّ مِنْهُمْ حِصَّتَهُ فِي نَوْبَتِهِ . اُنْظُرْ الْمَادَّتَيْنِ ( 429 و 1088 )

درر الحكام شرح مجلة الأحكام – ط. العلمية (3/ 27) [4]

 أَمَّا إذَا حَضَرَ الشَّرِيكُ وَطَلَبَ مِنْ شَرِيكِهِ السَّاكِنِ الْأُجْرَة

وَسَكَنَ الشَّرِيكُ بَعْدَ ذَلِكَ فَيَلْزَمُ الشَّرِيكَ السَّاكِنَ إعْطَاءُ الْأُجْرَةِ حَيْثُ إنَّ السُّكْنَى بَعْدَ ذَلِكَ هِيَ الْتِزَامٌ لِلْأُجْرَةِ وَقَبُولٌ لَهَا ( الْحَامِدِيُّ ) اُنْظُرْ الْمَادَّةَ ( 438 )

درر الحكام شرح مجلة الأحكام – ط. العلمية (1/ 404)

( الْمَادَّةُ 438 ) : السُّكُوتُ فِي الْإِجَارَةِ يُعَدُّ قَبُولًا وَرِضَاءً . مَثَلًا : لَوْ اسْتَأْجَرَ رَجُلٌ حَانُوتًا فِي الشَّهْرِ بِخَمْسِينَ قِرْشًا وَبَعْدَ أَنْ سَكَنَ فِيهِ مُدَّةَ أَشْهُرٍ أَتَى الْآجِرُ وَقَالَ : إنْ رَضِيتَ بِسِتِّينَ فَاسْكُنْ وَإِلَّا فَاخْرُجْ وَرَدَّهُ الْمُسْتَأْجِرُ وَقَالَ : لَمْ أَرْضَ وَاسْتَمَرَّ سَاكِنًا يَلْزَمُهُ خَمْسُونَ قِرْشًا كَمَا فِي السَّابِقِ وَإِنْ لَمْ يَقُلْ شَيْئًا وَلَمْ يَخْرُجْ مِنْ الْحَانُوتِ وَاسْتَمَرَّ سَاكِنًا يَلْزَمُهُ إعْطَاءُ سِتِّينَ قِرْشًا . كَذَلِكَ لَوْ قَالَ صَاحِبُ الْحَانُوتِ : مِائَةُ قِرْشٍ وَقَالَ الْمُسْتَأْجِرُ ثَمَانُونَ وَأَبْقَى الْمَالِكُ الْمُسْتَأْجِرَ وَبَقِيَ هُوَ سَاكِنًا أَيْضًا يَلْزَمُهُ ثَمَانُونَ وَلَوْ أَصَرَّ الطَّرَفَانِ عَلَى كَلَامِهِمَا وَاسْتَمَرَّ الْمُسْتَأْجِرُ سَاكِنًا تَلْزَمُهُ أُجْرَةُ الْمِثْلِ

درر الحكام شرح مجلة الأحكام – ط. العلمية (1/ 405)

 مِثَالٌ آخَرُ لِسُكُوتِ الْمُؤَجِّرِ : إذَا قَالَ صَاحِبُ الْحَانُوتِ فِي الْمِثَالِ الْمَذْكُورِ لِلْمُسْتَأْجِرِ : إذَا كُنْتَ تَرْضَى بِمِائَةِ قِرْشٍ فِيهَا وَإِلَّا فَاتْرُكْ الْحَانُوتَ ; فَقَالَ الْمُسْتَأْجِرُ : إنَّنِي أَرْضَى بِثَمَانِينَ قِرْشًا وَسَكَتَ الْمُؤَجِّرُ وَبَقِيَ الْمُسْتَأْجِرُ سَاكِنًا فَيَلْزَمُهُ اعْتِبَارًا مِنْ ذَلِكَ الشَّهْرِ ثَمَانُونَ قِرْشًا . أَمَّا إذَا أَصَرَّ الطَّرَفَانِ عَلَى كَلَامِهِمَا فِي هَذَا الْمِثَالِ وَاسْتَمَرَّ الْمُسْتَأْجِرُ سَاكِنًا فِي الْحَانُوتِ فَسُكْنَاهُ فِيهِ حَسَبَ الْمَادَّةِ 462 بِدُونِ تَسْمِيَةِ أَجْرٍ فَعَلَيْهِ أَجْرُ الْمِثْلِ ; إذْ بِانْقِضَاءِ مُدَّةِ الْإِجَارَةِ قَدْ انْفَسَخَ الْعَقْدُ الْأَوَّلُ وَلَمْ يُعْقَدْ عَقْدٌ ثَانٍ بِإِصْرَارِهِمَا فَبَقِيَ الْحَانُوتُ فِي يَدِ الْمُسْتَأْجِرِ بِلَا عَقْدٍ وَهُوَ مُعَدٌّ لِلِاسْتِغْلَالِ فَلَزِمَ أَجْرُ الْمِثْلِ وَكَانَ الْمُسْتَأْجِرُ كَأَنَّهُ قَدْ سَكَنَ الْحَانُوتَ بِنِيَّةِ دَفْعِ الْأُجْرَةِ ( الْأَنْقِرْوِيّ )

درر الحكام شرح مجلة الأحكام – ط. العلمية (1/ 392) [5]

– ( الْمَادَّةُ 329 ) لِلْمَالِكِ أَنْ يُؤَجِّرَ حِصَّتَهُ الشَّائِعَةَ مِنْ الدَّارِ الْمُشْتَرَكَةِ لِشَرِيكِهِ إنْ كَانَتْ قَابِلَةً لِلْقِسْمَةِ , أَوْ لَمْ تَكُنْ وَلَيْسَ لَهُ أَنْ يُؤَجِّرَهَا لِغَيْرِهِ وَلَكِنْ بَعْدَ الْمُهَايَأَةِ لَهُ أَنْ يُؤَجِّرَ نَوْبَتَهُ لِلْغَيْرِ