Diwan Alomran submitted its official contribution to the UN Special Rapporteur on the right to adequate housing as part of the international consultations on land and the right to adequate housing, following a call by the Office of the United Nations High Commissioner for Human Rights (OHCHR) for inputs from civil society organizations and experts.

Analysis of Land Tenure Systems in Egypt

The submission reviews the current landscape of land tenure systems in Egypt, including old and new rental regimes, usufruct rights, private ownership, and informal tenure. It notes that approximately 70% of Egyptian households lack secure tenure, exposing them to forced evictions and housing demolitions without adequate compensation, particularly in rural governorates and the Nile Delta.

The submission also highlights that recent amendments to the old rent law may place additional populations at risk of losing secure housing in the absence of affordable alternatives. It further documents forced evictions of usufruct right holders in areas such as Al-Gameel and Al-Firdous in Port Said, which were carried out without the provision of adequate compensation or resettlement.

Inequality in Land Ownership Distribution

The contribution addresses disparities in land ownership between the public and private sectors and across social groups, emphasizing that government entities—particularly the military—control vast areas of land, while cooperative and private sectors together account for no more than 5% of total land holdings.

It also sheds light on gender inequality in land and housing ownership, noting that women represent less than 5% of land and property owners due to legal and social barriers, including inheritance laws and customary practices that restrict women’s independence in property ownership.

Forced Evictions and Lack of Community Participation

Diwan Alomran reports the continuation of forced evictions in areas such as Warraq Island and Ras El Hekma without sufficient safeguards. It argues that Egyptian legislation, most notably the Expropriation for Public Benefit Law (Law No. 10 of 1990), grants the executive broad powers to define “public benefit” without clear criteria, creating opportunities for abuse.

The submission further notes that the absence of prior consultation with affected communities constitutes a violation of UN standards on the right to adequate housing, and that most affected residents receive only limited compensation that fails to account for the social and economic impacts of forced displacement.

Limited Recognition of Collective and Communal Land Rights

The commentary criticizes the lack of recognition within the Egyptian legal system of collective or customary land tenure rights, particularly for local communities in Sinai, Nubia, and rural areas. It explains that existing legislation, including the 1960 Public Mobilization Law, continues to be used to justify expropriation without providing genuine guarantees for compensation or return.

Call for Reforms to Ensure Spatial Justice

Diwan Alomran concludes its contribution by calling for comprehensive reform of land tenure policies and frameworks in Egypt to ensure:

• Legal security of tenure in all its forms,

• The prevention of forced evictions,

• The establishment of effective community consultation mechanisms, and

• The enhancement of participation by marginalized groups in urban planning and land distribution.

The organization stresses that realizing the right to adequate housing requires a firm commitment by the state to the principles of spatial justice and equality in access to land and resources, in line with Egypt’s international human rights obligations.