Housing

Policy Watch

Abolishing the Vacancy Exemption in the 2027 Draft Budget:

A First Step Towards Curbing Speculation

The 2027 Draft Budget proposes abolishing the Built Property Tax exemption for vacant apartments, which could help curb vacancy and speculation. However, given Lebanon’s high vacancy rates, a separate progressive vacancy tax is also needed to further discourage prolonged vacancy, increase the availability of housing, and address the ongoing housing crisis and displacement caused by the Israeli war.

Study

Syrian Refugees in Lebanon: 

Between Housing Vulnerabilities and the Limits of “Voluntary” Return

This report examines the housing vulnerabilities of Syrian refugees in Lebanon between September 2024 and April 2026. It shows how housing vulnerabilities shape the production of “voluntary return” under constrained conditions, where the deteriorating conditions in Syria intersect with a push environment, restrictive policies, and forced evictions in Lebanon. The report concludes that the absence of a rights-based housing and asylum framework sustains instability.

Report

Municipalities at War: When Local Authorities Decide the Legitimacy of Housing

This report documents 68 municipal circulars and measures issued during Lebanon’s March – April 2026 displacement crisis, examining how local authorities expanded their role from emergency response to surveillance, control, and restrictions on housing and mobility. It also analyzes post-ceasefire municipal initiatives aimed at curbing housing exploitation and supporting return. The report calls for a rights-based approach that clearly defines municipal powers within a comprehensive national housing policy.

Article Field Watch

The Demolition of Houses in Al-Hara Al-Jadida and the Displacement of their Residents:

When the Authorities Solve a Conflict of Their Own Making 

On July 9, 2026, security forces forcibly evicted residents and demolished ten homes in Al-Hara Al-Jadida neighborhood, under the guise of resolving an “illegal occupation.” This Fieldwatch reveals that the issue is a direct result of failed state housing policies and 1970s land consolidation and parcelation project, which re-divided land among owners on paper while ignoring actual residents on the ground.

Policy Watch

 How the Deadline  Suspension Law Affects Old Rent Tenants’ Rights

The new law suspending legal deadlines, adopted in 15/07/2026 by the parliament,  provides old rent tenants an additional window until july 31, 2026 to preserve their rights,  by  applying for the rent support …

Policy Watch

When Southern Municipalities step into the State’s absence: A reading in Rent- control measures across southern villages of return

Between June 18 and 27, 2026, fifteen municipalities and two municipal unions across Nabatieh and South Lebanon capped rents to protect families returning to villages emptied by displacement during the Israeli war, echoing a similar 2023 circular from the Nabatieh Governorate.
This piece traces how local authorities are stretching what limited tools they have to rein in a rental market marked by flagrant exploitation, amid a total absence of state-level response and no national housing policy for the areas of return.

Project

RESEARCH INNOVATION FUND – SECOND EDITION, CALL FOR PROPOSALS FOR RESEARCH PROJECTS ON:

Land and Housing in the Arab Region: Dynamics, Transformations and Mobilizations

Public Works Studio, in collaboration with the Arab Land Initiative, UN-Habitat, and the Global Land Tool Network (GLTN), invites researchers, practitioners, and activists to apply for the second edition of the Research Innovation Fund. The call supports research on land and housing in the Arab region through the lenses of governance, community movements and initiatives, local responses, and public policy.

Policy Watch

Old rent Verdicts continued:

A single verdict restores fund beneficiaries’ rights among fragmented readings of a broken law

Since the nine-year extension expired in February 2026, Lebanese courts have been issuing verdicts in old rent cases at an accelerating pace, while navigating a law whose core components, the tenant support fund and committees, remain unfunded and inoperative. The Housing Monitor examines five recent verdicts that follow a troubling shared logic which examines procedural compliance in a non-functioning system to decide who qualifies for legal protection. Against this backdrop, one court stood apart, suspending court proceedings without demanding the impossible.

Alerts Periodic Report

Report on Old Rent  Tenants Eviction From Their Historic Neighborhoods:

Mapping Eviction Mechanisms  and Proposing Protection Alternatives.

أزمة الإيجارات القديمة في لبنان ليست صراعًا بين مستأجرين ومالكين، بل علاقة استغلالية أتت نتيجة عقود من غياب السياسات السكنية. مع انقضاء السنوات ال9 التمديدية التي طرحها القانون 2/2017، دون تفعيل أي من البرامج الداعمة التي نصّ عليها ، تحوّل القانون فعلياً إلى أداة عدّ عكسي نحو الإخلاء. يستند تقريرنا إلى 130 حالة موثّقة بين آذار 2022 وآذار 2026، ويعيد طرح القضية كمساءلة لسياسات الدولة لا كنزاع بين طرفين.

Statement

Regarding yesterday’s BIEL incident and the “encroachment” speech on the waterfront

English 3-liner
On May 18, a large number of security forces arrived at BIEL and began relocating displaced families, who had settled there due to the lack of safe alternatives, to a limited area within the same property.
The municipality is estimated to provide between 200 and 300 tents, while approximately 600 families currently reside in the area, with no clarity regarding the fate of those families who will not receive a tent. Meanwhile, many of the displaced Syrians have fled the area, fearing the actions of the security forces.
This event was accompanied by escalating rhetoric claiming that the displaced refuse to move to shelters, and therefore are “squatting” in downtown Beirut, hindering tourism.
In this statement, we clarify some points concerning the rights of displaced communities in safe displacement shelters that they choose and adapt, and the need for the state’s support that prioritizes the safety, security and wellbeing of the displaced communities.

Law Commentary

A Proposal to Address Building Collapses:

Filling the Legal Void Does Not Replace the State 

Building collapses in Lebanon are no longer isolated incidents, but the result of a long accumulation of neglect and the state’s retreat from its responsibilities toward public safety. The latest draft law proposed by deputy Ihab Matar seeks to establish a mechanism for addressing structurally damaged buildings by organizing roles and relying on incentives and private financing rather than developing a comprehensive public policy. Yet when rehabilitation is tied to economic feasibility and investment opportunities, the question remains: what kind of city is being shaped, and for whom is it being rebuilt or renovated?

Legal Memo

What Are My Rights During and After Evictions from  Buildings at Risk of Collapse?

In the wake of Tripoli’s building collapse crisis, this legal memo serves to inform residents of the rights guaranteed to them under Lebanese and international law at every stage of eviction and beyond, from prior notice and dignified relocation to guaranteed return, and calls on them to demand these protections both on an individual and collective level.