Issued on: 19 August 2016                                                                                BNM/RH/PD 028-2

Ijarah

Applicable to:
1. Licensed Islamic banks
2. Licensed takaful operators and professional retakaful operators
3. Licensed banks and licensed investment banks carrying on Islamic banking business
4. Prescribed institutions carrying on Islamic financial business

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TABLE OF CONTENTS

PART A     OVERVIEW ............................................................................................... 1

1. Introduction ..................................................................................................... 1

2. Applicability ..................................................................................................... 3

3. Legal provisions .............................................................................................. 3

4. Effective date .................................................................................................. 4

5. Interpretation .................................................................................................. 4

6. Related Shariah rulings and policy documents ............................................... 5

PART B      SHARIAH REQUIREMENTS AND OPTIONAL PRACTICES ................. 6

7. Compliance with this Part ............................................................................... 6

8. Definition......................................................................................................... 6

9. Nature ............................................................................................................. 6

10. Components of an ijarah................................................................................. 7

11. Contracting parties ......................................................................................... 7

12. Ijab (offer) and qabul (acceptance) ................................................................. 7

13. Asset and usufruct .......................................................................................... 8

14. Rental ............................................................................................................. 9

MANAGEMENT OF IJARAH .................................................................................... 11

15. Use of the leased asset ................................................................................ 11

16. Rights and liabilities ...................................................................................... 11

17. Lease period ................................................................................................. 13

ARRANGEMENT OF SUB-LEASE AND LEASE BACK ......................................... 13

18. Sub-lease ..................................................................................................... 13

19. Lease and lease back ................................................................................... 14

ARRANGEMENT OF A FORWARD IJARAH .......................................................... 14

20. Forward ijarah ............................................................................................... 14

ARRANGEMENT OF AN IJARAH WITH OTHER CONTRACTS OR CONCEPTS . 16

21. Bai` (sale) and ijarah (lease) ......................................................................... 16

22. Ijarah muntahiyah bi tamlik ........................................................................... 16

23. Arrangement of an ijarah with a wa`d ........................................................... 19

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24. Arrangement of an ijarah contract with an istisna` contract .......................... 19

25. Arrangement of an ijarah contract with assurances ...................................... 20

26. Arrangement of an ijarah with a ta`widh and/or a gharamah ........................ 21

DISSOLUTION (FASAKH) AND COMPLETION (INTIHA’) OF IJARAH

CONTRACTS ............................................................................................................ 22

27. Dissolution of an ijarah ................................................................................. 22

28. Completion of an ijarah ................................................................................. 22

PART C     OPERATIONAL REQUIREMENTS FOR AN IJARAH FINANCING ...... 23

29. Governance and oversight............................................................................ 23

30. Structuring .................................................................................................... 24

31. Risk management ......................................................................................... 32

32. Business and market conduct ....................................................................... 33

33. Financial disclosures .................................................................................... 36

PART D     OPERATIONAL REQUIREMENTS FOR AN IJARAH ........................... 37

34. Governance and oversight............................................................................ 37

35. Structuring .................................................................................................... 39

36. Risk management ......................................................................................... 43

37. Business and market conduct ....................................................................... 48

PART E    SUBMISSION REQUIREMENT ............................................................... 49

38. Submission requirements ............................................................................. 49

APPENDICES ........................................................................................................... 50

Appendix 1 Legitimacy of ijarah ......................................................................... 50

Appendix 2 Glossary.......................................................................................... 52

Appendix 3 Illustration of structures of ijarah and ijarah financing ..................... 53

Appendix 4 Resolution mechanism in the event of default ................................ 54

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PART A     OVERVIEW

1. Introduction

 1.1 Compliance with Shariah requirement is a prerequisite in ensuring the

legitimacy of Islamic financial products and services. In meeting this

expectation, it is essential for an Islamic financial institution (IFI) to establish

the necessary operational framework and infrastructure to ensure that the

conduct of Islamic financial transactions is consistent with Shariah.

 1.2 The Shariah contract-based regulatory policy is intended to ensure end-to-

end compliance with Shariah and therefore, enhance the integrity and

sustainability of the IFI.

 1.3 The policy document contains two distinctive parts, namely the Shariah

requirements and operational requirements. The former highlights the salient

features, essential conditions and optional practices of the ijarah contract

including arrangement of the contract with other Shariah contracts or

concepts. The latter outlines the operational requirements based on the core

principles of good governance and oversight, proper product structuring,

effective risk management, fair business and market conduct and sound

financial disclosures. These operational requirements are aimed at

complementing and promoting sound application of the Shariah principles.

 1.4 An ijarah refers to a contract that transfers ownership of usufruct or service

for a specified period in exchange for a specified consideration. There are two

main structures of the ijarah in the context of Islamic financial transactions,

namely the primary ijarah and ijarah financing.

 1.5 Under the primary ijarah structure, the customer intends to obtain benefits

from the leased asset, instead of committing to own the asset. As such, at the

end of the lease period, the ownership of the asset may still remain with the

IFI as the lessor. Meanwhile, the ijarah financing is structured to transfer the

ownership of the asset to the customer at the end of the lease period. For

this, the ijarah would be structured with supporting arrangements and/or other

contracts to enable the transfer of the ownership of the leased asset from the

IFI to the customer, for example, using the mechanism of hibah (gift) or bai’

(sale).

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 1.6 It is pertinent for the IFI to make an assessment on the suitability of the types

of the ijarah structure to be applied given that each ijarah structure have

different risks and return profiles which corresponds to the degree of

responsibilities and level of risk borne by the IFI and the customer.

 1.7 The inherent risks in a primary ijarah structure includes the operational risk

arising from the ownership of the asset, for example maintenance costs

relating to the ownership, market risk associated with the potential loss in

value of the asset owned by the IFI, and credit risk arising from the losses

associated with the potential failure of the customer to pay the rental following

the transfer of usufruct.

 1.8 For an ijarah financing, the IFI is mainly exposed to the credit risk whereby

the customer may potentially fail to pay the rental instalments. The

operational and market risks can be mitigated given that there is a

commitment from the customer to purchase the asset which enables the IFI to

shift the other risks to the customer.

 1.9 In order to ensure that the customer under an ijarah financing contract will be

accorded with the same standard of protections as provided under the Hire-

Purchase Act 1967 in the event of a repossession, this policy document also

incorporates requirements to ensure that, among others, consumer protection

elements in the Hire-Purchase Act 1967 relating to repossession, are

reflected in the ijarah financing contract between IFI and its customers.

 1.10 This policy document aims to:

(a) set out the Shariah rulings associated with an ijarah contract;

(b) set out key operational requirements with regards to the implementation

of an ijarah contract; and

(c) promote end-to-end compliance with Shariah requirements which

include adherence to  sound Islamic banking practices and safeguarding

customers’ interest.

 1.11 This policy document sets out the following:

(a) the mandatory Shariah requirements and permissible optional practices

of ijarah under Part B; and

(b) the operational requirements on governance and oversight, structuring,

risk management, business and market conduct and financial disclosure

for both the ijarah financing and primary ijarah (in these parts refers as

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‘ijarah’) under Parts C and D respectively. The Parts describe five key

principles for the sound management and operationalisation of ijarah

and ijarah financing as follows:

(i) Principle 1: The IFI shall establish a comprehensive governance

and oversight framework to ensure that an ijarah transaction is

conducted based on sound banking practices and complies with

Shariah;

(ii) Principle 2: The IFI shall ensure that the structuring and

implementation of an ijarah is supported by robust policies,

procedures, processes, adequate infrastructure and robust

documentation;

(iii) Principle 3: The IFI shall institute and implement sound and

integrated risk management system to effectively manage risks in

line with the IFI’s risk appetite throughout the life cycle of an ijarah;

(iv) Principle 4: The IFI shall undertake an ijarah transaction in a fair

and transparent manner in line with the Shariah to protect

customers’ interest; and

(v) Principle 5: The IFI shall provide adequate disclosure to facilitate

stakeholders’ understanding and assessment of the ijarah

transactions.

2. Applicability

 2.1 This policy document is applicable to all IFIs as defined in paragraph 5.2 that

offer products and services structured using an ijarah contract, other than

capital market instruments.

2.2 Notwithstanding paragraph 2.1, a licensed takaful operator is only required to

comply with Part B of this policy document.

3. Legal provisions

 3.1 The requirements in Part B of this policy document are specified pursuant to−

(a) section 29(1) of the Islamic Financial Services Act 2013 (IFSA); and

(b) section 33E(1) of the Development Financial Institutions Act 2002

(DFIA).

 3.2 The requirements in Parts C and D of this policy document are specified

pursuant to−

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(a) sections 29(2), 57, 135(1) and 155 of the IFSA; and

(b) sections 33E(2), 41, 42C(1) and 116 of the DFIA.

 3.3 The guidance in this policy document is issued pursuant to section 277 of the

IFSA and section 126 of the DFIA.

4. Effective date

 4.1 This policy document comes into effect on 1 August 2018, except for

paragraph 38 which shall come or take effect immediately upon issuance of

this policy document.

5. Interpretation

 5.1 The terms and expressions used in this policy document shall have the same

meanings as assigned under the Financial Services Act 2013 (FSA), IFSA

and DFIA, as the case may be, unless otherwise defined in this policy

document.

5.2 For the purposes of this policy document−

“S”  denotes a standard, an obligation, a requirement, specification,

direction, condition and any interpretive, supplemental and transitional

provisions that must be complied with. Non-compliance may result in

enforcement actions;

“G”  denotes guidance which may consist of statements or information

intended to promote common understanding and advice or

recommendation that are encouraged to be adopted;

“Islamic financial institution” or “IFI” means−

(a) a licensed Islamic bank;

(b) a licensed takaful operator and professional retakaful operator;

(c) a licensed bank and licensed investment bank approved under section

15(1)(a) of the FSA to carry on Islamic banking business; and

(d) a prescribed institution approved under section 33B(1) of the DFIA to

carry on Islamic financial business.

 5.3 A glossary of terms used in this policy document is set out in Appendix 2.

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6. Related Shariah rulings and policy documents

 6.1 This policy document must be read together with other relevant legal

instruments and policy documents that have been issued by the Bank, in

particular−

(a) Shariah Advisory Council (SAC) rulings published by the Bank1;

(b) Guidelines on Imposition of Fees and Charges on Financial Products

and Services (BNM/RH/GL 016-2);

(c) Guidelines on Outsourcing for Development Financial Institutions

(BNM/RH/GL 005-10);

(d) Guidelines on Outsourcing of Islamic Banking Operations (BNM/RH/GL

002-4);

(e) Reference Rate Framework (BNM/RH/STD 028-6);

(f) Responsible Financing (BNM/RH/GL 000-5); and

(g) Risk-Informed Pricing (BNM/RH/STD 028-3).

1
 Including Shariah resolutions in Islamic finance, standards, circulars or any directive pertaining to
Shariah matters issued by the Bank.

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PART B      SHARIAH REQUIREMENTS AND OPTIONAL PRACTICES

7. Compliance with this Part

S 7.1 An IFI which uses the ijarah contract for its products and services shall

ensure that such products and services are in compliance with Part B of this

policy document.

8. Definition

S 8.1 An ijarah refers to−

(a) a lease contract that transfers the ownership of a usufruct of an asset to

another person for a specified period in exchange for a specified

consideration; or

(b) a contract for hiring of services of a person for a specified period in

exchange for a specified consideration.

9. Nature

S 9.1 An ijarah shall be categorised as follows:

(a) a lease contract to transfer usufruct of a particular asset to another

person in exchange for a rental; or

(b) a hire contract to employ a person with wages paid to him as a

consideration for his services.

S 9.2 This policy document shall only be applicable to the category mentioned in

paragraph 9.1(a).

G 9.3 The leased asset may be−

(a) an asset in existence and has been identified at the time of entering into

the ijarah contract; or

(b) an asset to be made available at an agreed future date based on agreed

specifications, in which case the ijarah is known as ijarah mawsufah fi

zimmah.

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S  9.4 The ijarah is a binding contract which shall not be terminated unilaterally by

any of the contracting parties unless otherwise provided in this policy

document.

10. Components of an ijarah

S 10.1 An ijarah shall consist of the following components:

(a) the contracting parties namely the lessor and lessee;

(b) ijab (offer) and qabul (acceptance);

(c) the asset and usufruct; and

(d) rental.

11. Contracting parties

G 11.1 An ijarah contract may consist of more than one lessor or lessee.

G 11.2 A party may enter into the ijarah contract through an agent (wakil).

S 11.3 If the leased asset is jointly owned by more than one person, consent of all

joint owners shall be obtained before the asset can be leased.

S 11.4 The contracting parties shall be a natural person or a legal entity who has the

legal capacity2 to enter into the ijarah contract.

12. Ijab (offer) and qabul (acceptance)

S 12.1 An ijarah contract shall be entered into through an offer and acceptance

between the contracting parties.

G 12.2 The offer and acceptance may be expressed orally, in writing or by any other

method recognised by Shariah.

S 12.3 Terms or conditions of the ijarah contract that have been mutually agreed by

the contracting parties, which does not contravene the Shariah principles,

shall be binding on the contracting parties.

2
  From Shariah perspective, the legal capacity of a natural person is defined as the capacity to

assume rights and responsibilities and capacity to give legal effect to his action. Among the
important conditions are that the person must possess sound mind and the capacity to distinguish
between what is harmful or beneficial to one’s interests. The legal capacity of a legal entity is
defined as eligibility of an entity to acquire rights and assume responsibilities. In Malaysia, the
legal capacity of both natural person and legal entity is subject to the Contracts Act 1950 and the
Age of Majority Act 1971.

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13. Asset and usufruct

S 13.1 The asset and usufruct in an ijarah contract shall be−

(a) recognised by Shariah;

(b) valuable;

(c) in existence;

(d) identifiable;

(e) accessible;

(f) deliverable;

(g) not a debt-based asset; and

(h) non-perishable.

S 13.2 The requirement in paragraph 13.1(c), shall not apply to an asset or usufruct

at the time of entering into an ijarah mawsufah fi zimmah.

S 13.3 The asset and its usufruct shall be owned by the lessor.

G 13.4 The lessor may appoint the lessee or a third party as an agent to acquire the

asset to be leased.

 Asset incapable of being used

S 13.5 The ijarah contract shall dissolve if a leased asset is permanently incapable

of being used at any time during the lease period.

S 13.6 Notwithstanding paragraph 13.5, the ijarah contract is not dissolved where

the contracting parties have a prior agreement to replace or substitute the

leased asset that is incapable of being used.

 Defective asset

S 13.7 Any defect in the leased asset discovered after entering into the ijarah

contract shall entitle the lessee to either−

(a) terminate the ijarah contract; or

(b) request for substitution or replacement of the leased asset.

S 13.8 Notwithstanding paragraph 13.7, where the lessee is aware of any defects

found on the asset at the point of entering into the ijarah contract and

accepted the defects, the lessee shall not be entitled to terminate the ijarah

contract or request for substitution or replacement of the leased asset.

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Permissible forms of leased assets

G 13.9 The asset in an ijarah contract may be−

(a) tangible assets, which can either be movable or immovable physical

assets such as land, buildings, vehicles and machines; or

(b) intangible assets, such as trademark, patent and other forms of

intellectual property which are capable of being leased.

S 13.10 An asset shall not be simultaneously leased in two or more ijarah contracts.

G 13.11 Unless agreed otherwise by the contracting parties, the lessor may sell the

leased asset to a third party at any time during the lease period without prior

consent of the lessee subject to observance of paragraph 13.12.

S 13.12 Where the leased asset is sold to a third party at any time during the lease

period, all rights and liabilities of the lessor under the ijarah contract shall be

transferred to and assumed by the third party. In the event that the third party

was not informed of the existence of the ijarah contract prior to the execution

of such sale, the third party shall have the right to rescind the sale contract.

14. Rental

S 14.1 Rental shall be determined and agreed by the contracting parties at the

inception of the ijarah contract.

G 14.2 The contracting parties may mutually agree for the rental to be paid by the

lessee in the following manner:

(a) in cash or in kind;

(b) in advance or in arrears; and

(c) in a lump sum or by instalments at such intervals including daily, weekly,

monthly, quarterly, semi-annually or annually.

G 14.3 The contracting parties may agree for the rental amount−

(a) to be paid in a fixed amount;

(b) to be determined via a reference to a specified benchmark or formula; or

(c) to be paid using a combination of paragraph 14.3(a) and 14.3(b) above.

S 14.4 In respect of paragraph 14.3(b), the rental shall be subject to a minimum and

maximum limit.

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S 14.5 The lessor shall not increase rental unilaterally.

G 14.6 The contracting parties may, from time to time, mutually agree to revise the

rental of the leased asset.

G 14.7 The rental may be received in advance and such rental may be immediately

utilised by the lessor.

S 14.8 The lessee shall ensure that the payment of the rental is made timely,

promptly and in accordance with the mutually agreed method. Any overdue

rental shall be considered as a debt due from the lessee to the lessor.

 Non-delivery of leased asset

S 14.9 Where the rental is paid in advance and the lessor fails to deliver the leased

asset to the lessee, the lessor shall refund the rental to the lessee.

 Late delivery of leased asset

S 14.10 In the event the lessor fails to deliver the usufruct of the leased asset to the

lessee on the agreed date, any rental paid by the lessee prior to the delivery

of the asset shall not be earned by the lessor until the asset is delivered.

G 14.11 In the case of failure to deliver the usufruct of the leased asset on the agreed

timeline, the contracting parties may opt for other arrangements, including−

(a) to reduce the rental on a pro-rated basis; or

(b) to extend the lease period by the equivalent period of the late delivery.

G 14.12 In the event that the lessee decides to return the leased asset to the lessor

before the maturity of the ijarah contract, the ijarah contract may be

dissolved.

S 14.13 In the event that the contracting parties opt to dissolve the ijarah contract

under paragraph 14.12, the lessee shall compensate the lessor in

accordance with the mutually agreed terms under the ijarah contract.

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MANAGEMENT OF IJARAH

15. Use of the leased asset

 Specified purpose

S 15.1 The lessee shall use the leased asset solely for the purpose that has been

mutually agreed between the contracting parties which does not in

contravention with Shariah principles.

 Use consistent with customary practice (`urf) when purpose is not

specified

S 15.2 If the ijarah contract does not specify the purpose for which the leased asset

may be used, the lessee shall use the leased asset for any purpose in

accordance with the `urf so long it does not contravene Shariah principles.

 Use other than for specified purpose or `urf

S 15.3 If the lessee intends to use the leased asset for purposes other than the

purposes set out in paragraphs 15.1 and 15.2, the lessee shall obtain a prior

permission from the lessor.

S 15.4 In relation to paragraph 15.3, the lessor shall only permit the lessee to use

the leased asset for purposes that is in line with Shariah.

16. Rights and liabilities

 Rights and liabilities of the lessor and lessee in an ijarah

S 16.1 The rights and liabilities arising from the ownership of the leased asset shall

be assumed by the lessor while the rights and liabilities arising from the

usage of the leased assets shall be assumed by the lessee.

S 16.2 Risks associated with the ownership of the leased asset shall be assumed by

the lessor including any loss or impairment relating to the leased asset. Any

expenses incurred in maintaining the availability and accessibility of the

usufruct of the leased asset shall therefore be borne by the lessor.

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 Contracting parties liability for loss, damage or impairment of leased

asset

S

16.3 The lessee shall be held liable for any loss, damage or impairment of the

leased asset unless he proves that there is no ta`addi (misconduct), taqsir

(negligence) or mukhalafah al-shurut (breach of specified terms) on his part

that resulted to such loss or impairment.

S 16.4 Where it has been proven that loss, damage or impairment of the leased

asset is due to the lessee’s misconduct, negligence or breach of specified

terms, the lessee shall be responsible for restoring the asset. All costs and

expenses related to such restoration shall be borne by the lessee. During the

restoration, the lessee shall remain liable to pay rental for such period.

S 16.5 Where the usufruct of the leased asset is impaired and it has been proven

that there is no misconduct, negligence or breach of specified terms by the

lessee, the lessor or any person who caused such impairment shall be

responsible for restoring the usufruct of the leased asset.

S 16.6 Where the loss, damage or impairment is due to force majeure, the lessor

shall be responsible for restoring the usufruct and bearing such cost.

G 16.7 The lessor may mitigate specific risks relating to loss, damage or impairment

of the leased asset through a takaful coverage.

 Maintenance of the leased asset and related costs and expenses

G 16.8 Notwithstanding paragraphs 16.1 and 16.2, the lessor may alternatively

appoint the lessee to maintain the leased asset and/or to obtain a takaful

coverage for the leased asset.

S 16.9 In respect of paragraph 16.8, where the lessor appoints the lessee to

maintain the leased asset and/or to obtain the takaful coverage on its behalf,

the lessee shall be entitled to recover all costs incurred for such maintenance

from the lessor in the absence of any mutual agreement to the contrary. As

such, the lessee shall accordingly be reimbursed by the lessor pursuant to

any claim made by the lessee.

G

16.10 Notwithstanding paragraphs 16.8 and 16.9, and subject to the terms of ijarah

contract, the contracting parties may mutually agree on who will bear the cost

of maintenance and takaful coverage of the leased asset.

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17. Lease period

S 17.1 The period of an ijarah contract shall be determined and agreed between the

contracting parties at the inception of the ijarah contract.

G

17.2 The period of the ijarah contract may be varied after the inception of the

ijarah contract.

S 17.3 In relation to paragraph 17.2, variation to the period of the ijarah contract is

subject to mutual agreement of the contracting parties.

S 17.4 The lease period of the ijarah contract shall commence from the point where

the lessee has the access to the usufruct of the leased asset, regardless of

whether the lessee has actually used the asset.

ARRANGEMENT OF SUB-LEASE AND LEASE BACK

18. Sub-lease

G 18.1 Unless expressly prohibited in the main ijarah contract, a lessee may sub-

lease the leased asset to a third party.

 Period of sub-lease

S 18.2 The period of a sub-lease shall not exceed the period of the main ijarah

contract.

 Rental rate

G 18.3 The rental under the sub-lease may be similar, higher or lower than the rental

agreed under the main ijarah contract.

S 18.4 The rental in the sub-lease shall be mutually agreed between the contracting

parties in the sub-lease contract in accordance with paragraphs 14.1 to 14.8

above.

 Obligation of the lessee to the lessor

S 18.5 Notwithstanding the sub-lease, the lessee shall remain fully liable to the

lessor under the main ijarah contract.

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19. Lease and lease back

G 19.1 After entering into an ijarah contract, a lessee may subsequently lease back

the leased asset to the lessor at a rental equal to, higher or lower than the

rental agreed in the initial ijarah contract.

S 19.2 The rental in the lease back shall be mutually agreed between the contracting

parties in accordance with paragraphs 14.1 to 14.8 above.

S 19.3 The lease and lease back shall fulfil the following requirements:

(a) both the initial ijarah and lease back contracts shall be entered into

separately and shall be independent of each other. In this regard−

(i) the offer and acceptance of the initial ijarah and the offer and

acceptance of lease back contracts shall be initiated separate and

independently of one another;

(ii) the contracting parties shall not make any promise or undertaking

(wa`d) to lease back the asset;

(iii) the contracting parties shall not pre-sign either the initial ijarah or

the lease back contracts; and

(iv) any document or oral record involved in the negotiation between

the contracting parties shall not describe or make any reference of

the arrangement and the sequence that creates an obligation for

any of the contracting parties to lease back the asset in any

manner; and

(b) the lease back contract shall be for a duration not exceeding the initial

ijarah contract.

ARRANGEMENT OF A FORWARD IJARAH

20. Forward ijarah

G 20.1 A forward ijarah may be effected either as−

(a) ijarah mawsufah fi zimmah; or

(b) ijarah mudafah ila mustaqbal.

S

20.2 In respect of paragraph 20.1(a), the ijarah mawsufah fi zimmah shall be

effected as follows:

(a) the lessor transfers usufruct of an asset for a specified duration in the

future; and

(b) the asset is to be made available at an agreed future date based on

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agreed specifications between the contracting parties at the inception of

the contract.

S 20.3 In respect of paragraph 20.1(b), the ijarah mudafah ila mustaqbal shall be

effected in a manner where the contracting parties agree at inception of the

contract that the lessor will transfer usufruct of an identified asset for a

specified duration at an agreed date in the future.

 Rental rate

S 20.4 The rental in the forward ijarah shall be mutually agreed between the

contracting parties in accordance with paragraphs 14.1 to 14.8 above.

 Delivery of a leased asset which is under construction

S 20.5 Where a leased asset is still under construction at the inception of the ijarah

contract, the lessor shall deliver the leased asset to the lessee on a specified

date and for a specified duration as mutually agreed between the contracting

parties.

S 20.6 In respect of paragraph 20.5, in the event that the leased asset is not

delivered within the agreed timeline, the lessee shall−

(a) terminate the ijarah contract; or

(b) continue the ijarah contract with or without revising the terms.

 Failure to meet agreed specification

S 20.7 Where the delivered leased asset does not meet the agreed specification, the

lessee shall−

(a) terminate the ijarah contract; or

(b) continue the ijarah contract with or without revising terms.

 Right to renegotiate terms of the ijarah contract

G 20.8 In respect of paragraphs 20.6(b) and 20.7(b), where the lessee opts to

continue with the ijarah with the revised terms, the lessee may either request

for replacement of the leased asset, rectification of the leased asset to meet

the agreed specification or renegotiate any other terms of the ijarah contract.

S 20.9 In respect of paragraph 20.8, any new terms and conditions shall be mutually

agreed by the contracting parties.

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Termination due to non-delivery or failure to meet agreed specification

S 20.10 In the event that the lessee opts to terminate the ijarah contract either due to

the failure of the lessor to deliver the asset or failure of the lessor to meet

agreed specifications of the asset, the lessor shall return all rentals which

have already been paid up to the date of termination to the lessee.

ARRANGEMENT OF AN IJARAH WITH OTHER CONTRACTS OR

CONCEPTS

21. Bai` (sale) and ijarah (lease)

G

21.1 A person may sell his asset and subsequently lease the asset from the buyer

under an ijarah contract.

S 21.2 In respect of paragraph 21.1, the following shall be complied with:

(a) the sale must be concluded first prior to entering into the ijarah contract;

(b) the two transactions shall be documented in two separate and distinct

contracts, in which each contract needs to be executed individually and

in accordance with paragraph 21.2(a); and

(c) the ijarah contract shall not be stipulated as a condition or pre-condition

of the sale of the asset.

22. Ijarah muntahiyah bi tamlik

S 22.1 The ijarah muntahiyah bi tamlik is an ijarah contract which shall have the

ultimate purpose of the lessee to own the leased asset and shall contain a

mechanism for the transfer of ownership of the leased asset to the lessee

from the lessor during or at the end of the lease period.

 Modes of ownership transfer at the end of the lease period

G 22.2 The transfer of ownership of the leased asset from the lessor to the lessee at

the end of the lease period may be effected by way of sale, conditional hibah

or promise to hibah.

S 22.3 The transfer of ownership of the leased asset from the lessor to the lessee

shall be effected as follows:

(a) by way of sale, where a sale contract shall be executed separately after

the expiry or termination of the ijarah contract;

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(b) by a conditional hibah, where the transfer shall be effective once the

relevant condition is fulfilled;  or

(c) by way of a promise to hibah, where the hibah shall be executed

separately from the ijarah contract.

 Wa`d (promise) to purchase upon default or breach of terms and

conditions by the lessee

G 22.4 At the inception of the ijarah contract, the lessor may request the lessee to

provide a binding promise to purchase the leased asset.

S 22.5 In respect of paragraph 22.4, the binding promise shall only be triggered on

the occurrence of the following:

(a) an event of default by the lessee; or

(b) breach of the terms and conditions specified in the wa`d documentation

by the lessee.

 Purchase price

G 22.6 The purchase price of the leased asset may be determined as follows:

(a) where the leased asset is purchased upon expiry of the ijarah contract,

the purchase price may be−

(i) at a nominal value agreed between the contracting parties;

(ii) at the prevailing market price at the time of the sale; or

(iii) determined in accordance with such other methods of calculation

as may be agreed between the parties on a willing-buyer and

willing-seller basis; and

(b) where the ijarah is terminated during the contract, the contracting

parties may mutually agree to a specific method of calculating the

purchase price that is different from the purchase price of the leased

asset at the expiry of the ijarah.

 Transfer of right and liability to another party

G 22.7 Where the lessee decides to discontinue the ijarah, the lessee may transfer

all his rights and liabilities to another party who will assume the lessee’s role

to continue with the ijarah and ultimately own the asset.

S 22.8 The lessee is allowed to discontinue the ijarah and transfer all his rights and

liabilities to another party subject to the mutual agreement of the contracting

parties.

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 Application of the binding promise to purchase the leased asset

G 22.9 The application of the binding promise to purchase the leased asset pursuant

to paragraph 22.4 may be conducted in any of the following approaches:

(a) where the lessee fails to perform his promise after the invocation of the

promise by the lessor−

(i) the lessor may sell the asset to a third party as agreed by the

contracting parties;

(ii) the proceeds of the sale under paragraph (i) may be used to settle

the promised purchase price of the leased asset, rental due (if any)

and costs related to liquidation; and

(iii) if the proceeds of the sale are inadequate to meet the claim under

paragraph (ii), the lessor may claim the shortfall from the lessee; or

(b) where the lessee defaults or breaches the terms of the ijarah contract

which trigger the promise to purchase−

(i) the lessor may sell the leased asset to the lessee on credit basis at

a mutually agreed price;

(ii) the lessor may hold the asset as a collateral to secure due and

punctual payments of the purchase price;

(iii) where the lessee defaults on the obligation to pay the purchase

price, the lessor may exercise its right  to liquidate the collateral

and the following may be applied:

(1) the lessor may claim the remaining purchase price under the

credit sale, net off íbra’ (rebate), if applicable,  any overdue

rental and costs related to liquidation of the collateral; or

(2) in the event where the proceeds from the liquidation of the

collateral is inadequate to meet the claim under paragraph

(1), the lessor as a creditor may claim the shortfall from the

lessee.

S 22.10 In respect of paragraph 22.9(b)(iii), any excess amount from the proceeds of

the collateral liquidation after the deduction of claims, shall belong to the

lessee.

 Completion

S 22.11 The contracting parties shall be free from any contractual obligations when−

(a) the contracting parties fulfil all of their respective obligations under the

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ijarah contract and the ownership of the leased asset is transferred to

the lessee at the end of the lease period; or

(b) all consequential obligations arising from the default or breach of the

ijarah contract have been fulfilled.

23. Arrangement of an ijarah with a wa`d

G

23.1 The contracting parties of an ijarah contract may provide a wa`d for the

following circumstances:

(a) a wa`d to rent an asset from the lessor after the latter’s acquisition of the

asset;

(b) a wa`d by the lessor to transfer the leased asset to the lessee as hibah

contingent upon the occurrence of an agreed event;

(c) a wa`d by the lessor to sell the leased asset to the lessee at a mutually

agreed price upon early termination of the ijarah contract or at the expiry

of the lease period; or

(d) a wa`d by the lessee to purchase the asset upon the occurrence of an

event of default either through non-payment of rental or breach of the

terms in the ijarah contract leading to the termination of the ijarah

contract.

G 23.2 Pursuant to paragraphs 23.1(c) and (d), the purchase price may be

determined based on market value, fair value, face value, nominal value or

such other value as may be mutually agreed between the contracting parties.

S

23.3 The ijarah contract shall be executed separately from the wa`d.

S 23.4 Where the lessee has given a wa`d to rent and take delivery of the asset but

subsequently refuses to enter into the ijarah contract after the asset has been

acquired by the lessor, the lessee shall be liable for breach of the wa`d and

the lessee shall compensate the lessor for actual loss incurred in acquiring

the asset and its disposal to a third party.

24. Arrangement of an ijarah contract with an istisna` contract

G 24.1 The contracting parties under an ijarah mawsufah fi zimmah contract may

enter into an istisna` contract where the lessor may request the lessee to

construct an asset that will be leased out in the future.

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S 24.2 The ijarah mawsufah fi zimmah contract shall be executed separately from

the istisna` contract.

25. Arrangement of an ijarah contract with assurances

G

25.1 An ijarah contract may be arranged with assurances such as a kafalah, a

rahn, a hamish jiddiyah or an `urbun.

 a) Assurance of an ijarah through a kafalah

G

25.2 A kafalah may be arranged with ijarah to secure a rental payment due.

 b) Assurance of an ijarah through a rahn

G 25.3 The lessor may require the lessee to pledge collateral (marhun) to secure

obligation under the ijarah contract.

G 25.4 The contracting parties may include the following claims under the rahn:

(a) overdue rental;

(b) actual costs incurred for the recovery of the overdue rental; and/or

(c) any other amount due arising from the lessee’s misconduct, negligence

or breach of specified terms.

 c) Assurance of an ijarah through a hamish jiddiyyah

G 25.5 The lessor may require the lessee to place a security deposit (hamish

jiddiyyah) to secure the wa`d for the renting of the asset.

G 25.6 The hamish jiddiyyah may be used to compensate against any actual loss

incurred by the lessor in the event the lessee breaches the wa`d.

G 25.7 After the inception of the ijarah contract, the hamish jiddiyyah may be treated

as part of the payment of the agreed rental for the ijarah contract.

S 25.8 Where the contracting parties agree that the hamish jiddiyyah will not be

treated as part of the payment of the ijarah rental, it shall be returned to the

lessee.

S 25.9 The lessor shall only claim up to his actual loss and the lessor shall return

any excess between the hamish jiddiyyah and actual losses to the lessee.

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 d) Assurance of an ijarah through an `urbun

G 25.10 Upon entering into an ijarah contract, the lessee may place an earnest money

(`urbun) with the lessor which entitles the lessee to the following:

(a) to continue with the ijarah contract within the specified timeframe; or

(b) to terminate the ijarah contract within an agreed specified time.

S

25.11 In respect of paragraph 25.10(b), where the lessee opts to terminate the

ijarah contract, the `urbun shall be forfeited.

26. Arrangement of an ijarah with a ta`widh and/or a gharamah

G 26.1 The contracting parties may agree to include a clause in the ijarah contract

which stipulates imposition of late payment charges as determined by the

relevant authorities.

S 26.2 In respect of paragraph 26.1, the late payment charges shall consist of−:

(a) compensation (ta`widh) for actual loss borne by the lessor; and/or

(b) penalty (gharamah).

G 26.3 In relation to paragraph 26.2(a), the ta`widh may be recognised as an income

to the lessor.

S 26.4 In relation to paragraph 26.2(b), the gharamah shall not be recognised as an

income to the lessor and shall be channelled to the Baitulmal and/or other

charitable bodies.

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DISSOLUTION (FASAKH) AND COMPLETION (INTIHA’) OF IJARAH

CONTRACTS

27. Dissolution of an ijarah

S 27.1 An ijarah contract shall dissolve upon the occurrence of any of the following

circumstances:

 (a) mutual agreement between the contracting parties to terminate the

contract;

 (b) any contracting party exercises its option to terminate the ijarah contract

within an agreed time period;

 (c) the lessee who has paid the `urbun in the ijarah contract does not

exercise the option to continue the contract within the specified time; or

 (d) total destruction of the leased asset, except for ijarah mawsufah fi

zimmah or where there is a prior arrangement between the contracting

parties to replace or substitute the leased asset.

S 27.2 Except for paragraph 27.1(c), upon the dissolution of the ijarah contract, the

lessor shall return any rental paid in advance to the lessee.

G 27.3 Loss of capacity to contract due to demise of either contracting party does not

automatically dissolve the ijarah contract. The legal heirs may exercise the

right to continue the ijarah contract or otherwise.

28. Completion of an ijarah

S 28.1 An ijarah contract shall complete upon expiry of the lease period and receipt

of all rental payments and any other obligations by the lessor.

S 28.2 Upon completion of the ijarah contract, the contracting parties shall be free

from any contractual obligation related to the ijarah contract.

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PART C     OPERATIONAL REQUIREMENTS FOR AN IJARAH

FINANCING

29. Governance and oversight

S 29.1 While the existing governance and oversight arrangements can be applied on

ijarah financing, IFIs must observe specific requirements on the roles and

responsibilities of the Board of Directors (the Board), Shariah Committee

(SC) and senior management as specified in paragraphs 29.2 to 29.4 relating

to the application of ijarah financing.

 Board of Directors

S 29.2 The roles and responsibilities of the Board shall include the following:

(a) approve and oversee policies and procedures governing the operations

of the ijarah financing including policies on−

(i) recognition of advance rental and its return in the case of non-

delivery of the asset or termination by the customer arising from

failure to meet the agreed specification on the asset;

(ii) permissibility of sub-lease and usage of the leased asset by a third

party; and

(iii) repossession of the leased asset for ijarah financing involving

consumer goods3 and motor vehicles4; and

(b) ensure policies and procedures pertaining to Shariah matters are

endorsed by the SC.

 Shariah Committee

S 29.3 The roles and responsibilities of the SC shall include the following:

(a) ensure the rights and obligations between the IFI and customer are

specified in the relevant documentation; and

(b) endorse the application of Shariah contracts or concepts in the relevant

policies and procedures governing the application of the ijarah financing

including−

(i) the eligible assets for the ijarah financing and the purposes of

usage of such assets;

(ii) the list of costs and expenses borne by the respective contracting

parties;

3
  Consumer goods means asset purchased for personal, family or household purposes.

4
  Motor vehicles include motor cycles, motor cars including taxi cabs and hire cars and buses.

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(iii) the mechanism for sale of the ijarah financing to a third party

during the term of the ijarah;

(iv) the mechanism on transfer of the ownership of the leased asset

from the IFI to the customer for the ijarah financing;

(v) a non-exhaustive list of force majeure events of which the

customer cannot be held liable for any losses, damages and

impairment of the leased asset; and

(vi) the mechanism of settlement or termination of the ijarah financing

prior to maturity and the settlement formula5, including those

arising from−

(a) refinancing practices;

(b) default;

(c) loss of legal capacity of either contracting party;

(d) total loss of the leased asset due to force majeure events;

and

(e) total loss of the leased asset due to incidents other than force

majeure.

 Senior Management

S 29.4 The roles and responsibilities of the senior management shall include the

following:

(a) establish policies and procedures governing operations of the ijarah

financing, and ensure its proper communication and delegation of

responsibilities to all relevant functions within the IFI;

(b) undertake regular reviews and monitor compliance with the approved

policies; and

(c) ensure timely disclosure of relevant information to the Board and the

SC.

30. Structuring

 Structure

G 30.1 An IFI may structure the ijarah financing by combining the ijarah contract with

other Shariah contracts or concepts such as bai’ (sale), hibah (gift), istisna’

(order to manufacture) and wa`d (promise or undertaking). A common

example of ijarah financing is ijarah muntahiyah bi tamlik.

5
     Including any early termination fee imposed.

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S 30.2 The IFI shall determine the appropriate structure of an ijarah financing from

its inception until resolution pursuant to paragraph 22.2, including the

following arrangements:

(a) any wa`d either to reflect the customer’s intention to own asset or the

IFI’s intention to transfer ownership; or

(b) a contract or an arrangement for the transfer of ownership of the leased

asset.

G 30.3 The IFI may use any of the following mechanisms to reflect the customer’s

intention to own the asset or the IFI’s intention to transfer the ownership of

the asset to the customer upon maturity−

(a) a wa`d  to purchase by the customer or a third party6;

(b) a wa`d to give a hibah by the IFI;

(c) a wa`d to sell by the IFI; or

(d) a conditional hibah by the IFI.

S 30.4 Notwithstanding paragraph 30.3, the IFI shall employ the wa`d to purchase by

the customer as the mechanism to transfer ownership in the case of early

settlement or event of default.

S 30.5 Where the structure of the ijarah financing involves a wa`d−

(a) in the case of paragraphs 30.3(b) and (c) and the IFI acts as the lessor

who provides the wa`d, the IFI shall fulfil the wa`d by executing the

contract as promised upon the occurrence of the trigger events; and

(b) in the case of paragraphs 30.3(a) and 30.4 and the customer provides

the wa`d, the IFI shall execute the relevant documentation if the

customer intends to fulfil the wa`d.

S 30.6 If an ijarah contract is arranged with other Shariah contract, the IFI shall

adopt an appropriate sequence of the contracts and concepts that is required

by Shariah in the ijarah financing to ensure its effectiveness7.

S 30.7 Where the structure of the ijarah financing involves a wa`d to purchase or sell

as specified in paragraphs 30.3(a) and 30.3(c) respectively, the IFI shall

6
  Refer to a person other than the customer.

7
  For example, IFI must ensure it has obtained the ownership of the leased asset before executing

the ijarah contract with customer; and the sale contract to transfer the asset to customer must be
effective only after the ijarah financing period has ended or terminated, although the sale contract
is signed by one party at the inception.

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determine and notify the customer on the sale price of the asset or its formula

at the inception of the contract.

S 30.8 Where the wa`d under paragraphs 30.3(a) and (c) are adopted and the ijarah

financing is used to finance the acquisition or refinancing of consumer goods

or motor vehicles8, the IFI shall determine and notify the customer that the

final instalment amount shall be considered as the selling price of the asset.

S 30.9 The IFI shall clearly determine the appropriate treatment of any deposits

payable by the customer to the dealer/supplier9.

S 30.10 The IFI shall accord appropriate treatment of the deposits paid by the

customer in the event the ijarah financing is terminated.

 Costs and expenses

S 30.11 Fair dealing practices shall be observed by the IFI in ascertaining cost of

maintenance and takaful coverage (protection) of the leased asset pursuant

to paragraph 16.7.

G 30.12 In negotiating cost of maintenance and takaful coverage of the leased asset,

the IFI may take into consideration the following:

(a) Adjusted rental

Where the customer agrees to bear the cost of maintenance and takaful

contribution for the asset, the customer may enjoy a lower or a more

competitive rental; or

(b) Total enjoyment rights

The IFI may negotiate for the cost of maintenance and takaful

contribution for the leased asset to be borne by the customer where the

customer has the right to total enjoyment of the asset during the ijarah

period as specified in the ijarah financing contract10.

8
   Consumer goods and motor vehicles as defined in paragraph 29.2.

9
  For example, instead of providing refund to the customer who acted as an agent to the IFI to

purchase the asset, may treat the deposits paid as a security deposit or earnest money.
10

  For example, in the case of an ijarah financing for residential house, customer may make
modification on the house so long it does not impair the usufruct of the house and rental
instalments are paid within the stipulated period.

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G 30.13 The IFI may impose other charges11 that are mutually agreed by both the

customer and the IFI12.

 Rental

G 30.14 The rental amount or rate may be reviewed periodically during the ijarah

financing tenure.

S 30.15 In relation to paragraph 30.14, the IFI and its customer must mutually agree

on the periodical review of the rental amount or rate at the inception of the

ijarah financing.

S 30.16 The IFI shall establish policies and procedures in reviewing the rental amount

or rate including the trigger events that warrant the revision of the rental13.

S 30.17 The IFI shall clearly ascertain the purpose of advance payment14 received

from the customer prior to the delivery of the usufruct or during the

construction of the asset to be leased and accordingly record the transaction

in the IFI’s financial accounts.

S 30.18 In relation to paragraphs 14.7 and 14.9, where the rental is received in

advance before the delivery of the leased asset, the IFI shall determine and

reflect in its policies and procedures the following:

(a) the appropriate treatment to recognise the advance rental; and

(b) procedures to return the advance rental in the case of non-delivery of

the leased asset or termination by the customer arising from the failure

to meet the agreed specification on the asset.

 Termination

S

30.19 The IFI shall specify the events or conditions that trigger the termination of

the ijarah contract prior to the maturity date.

11

   For example, arising from late payment and early settlement of financing, i.e. determination of the
reasonable estimate of the cost incurred for the purpose of settlement prior to the maturity of an
ijarah financing.

12
  For retail customers, the imposition of fees and charges must be in line with the Guidelines on

Imposition of Fees and Charges on Financial Products and Services.
13

  For example changes in the economic conditions, increase in the cost of maintaining the asset
such as cost of takaful (if IFI bears the cost), new regulations by the authority, or changes in the
market rate i.e. Base Rate (as specified in the Reference Rate Framework) for financing.

14
  Rental received in advance for an ijarah mawsufah fi zimmah structure.

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G 30.20 Events or conditions that trigger the early termination of the ijarah contract

may include early settlement of the ijarah financing or breach of any terms of

the ijarah contract.

S 30.21 The IFI shall not  invoke the wa`d to purchase the leased asset by the

customer in the following events:

(a) a total loss of the asset arising from the force majeure event; and

(b) for an asset under construction, an incompletion or non-delivery of the

asset.

S 30.22 The IFI shall establish an appropriate resolution mechanism according to

different trigger events that include the following:

(a) events of default;

(b) demise of the customer; and

(c) partial and total loss of the leased asset.

G 30.23 The IFI may refer to Appendix 4 which provides an example of the resolution

mechanism in the event of default.

G 30.24 In establishing the appropriate resolution mechanism in the case of demise of

the customer, the IFI may consider the following:

(a) to claim an amount from the takaful15 (if any), to cover outstanding

obligations of the deceased customer;

(b) to provide in the financing legal document of the ijarah financing a

specific provision on the heir’s ability to continue with the financing; or

(c) in the case where the legal heir opts to discontinue with the ijarah

financing, the IFI may repossess the leased asset and terminate the

ijarah contract.

G 30.25 In establishing the resolution mechanism for the total loss of asset arising

from force majeure, the IFI may consider the following:

(a) to identify force majeure events and assess the level of risk of each

event;

(b) to ensure takaful coverage on the force majeure events that are

assessed to have a material level of risk; and

(c) to outline procedures and conditions for the customer to notify the IFI on

the occurrence of the total loss due to a force majeure event including

documentary evidence and duration to notify.

15

 For example, takaful credit protection scheme, reducing takaful or mortgage reducing term takaful.

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 Documentation

S 30.26 The IFI shall develop comprehensive and legally enforceable

documentation16 for the ijarah financing that complies with Shariah

requirements. The documentation shall clearly specify the ownership of the

leased asset, mechanism to transfer the ownership of the leased asset, terms

of the rental payment and ijarah financing period.

S 30.27 The IFI shall ensure the ijarah financing is supported with documentary

evidence, which includes the following:

(a) ownership of the leased asset;

(b) terms and conditions of ijarah financing;

(c) mechanism to transfer the ownership of the leased asset;

(d) transfer of ownership of the leased asset to the customer17; and

(e) where applicable, the appointment of a wakil (agent) to undertake the

acquisition of the asset.

S 30.28 The IFI shall ensure that any usage of Arabic terminology in the documents is

sufficiently clarified or translated to facilitate understanding of the contracting

parties.

 Documentation of the asset ownership

S 30.29 As a lessor, the IFI shall ensure that it has relevant documentations18

evidencing its ownership on the asset prior to executing the ijarah financing

contract.

G 30.30 The IFI may acquire the ownership of the asset through−

(a) direct purchase from the vendor, supplier, the customer (in the case of

sale and lease-back structure) or other party;

(b) construction of the asset (in the case of the ijarah mawsufah fi zimmah);

or

(c) other sale-based contracts.

16

 This will cover contracts, master agreements and commercial documents such as invoices,
transport document, delivery notes, document of title and other generally acceptable documents
in trade and financial transactions.

17
  For example, the Release Letter, Notice of Ownership Transfer, Letter of Termination of Trust.

18
  For example, purchase invoice, novation agreement, purchase agreement or agency agreement.

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Documentation of ijarah financing

S 30.31 The IFI shall clearly stipulate the terms, conditions, rights, duties and

obligations of the contracting parties in the ijarah financing contract. At a

minimum, the contract shall clearly specify−

(a) the role of the contracting parties;

(b) terms  and conditions of the ijarah financing which shall include−

(i) a description and specifications of the leased asset19;

(ii) the agreed ijarah financing period;

(iii) the description, applicable treatment and terms on the recovery

process associated with the events of default and total loss of the

leased asset;

(iv) provision on the compensation mechanism in the case of a total

loss of the leased asset due to negligence, misconduct or breach

of specified terms by the customer;

(v) provision on total loss of the leased asset due to force majeure;

(vi) mechanism or formula to determine the purchase price of the

leased asset in the event of default;

(vii) provisions on the procedures in the case of repossession by the

IFI, in which the terms on repossession for ijarah financing

involving consumer goods and motor vehicles shall observe the

requirements in paragraphs 32.11 to 32.14;

(viii) provisions on demise or loss of legal capacity of the contracting

parties; and

(ix) provisions on early settlement of financing and late payment of

rentals; and

(c) rights, duties and obligations of the contracting parties in the ijarah

financing contract which shall include−

(i) the payable amount of periodic rental and the total rental (if the

ijarah financing adopts fixed profit rate);

(ii) the first rental amount, a benchmark or formula, and any

applicable minimum and maximum limits (if the ijarah financing

adopts variable profit rate);

(iii) the responsibility of the contracting parties to bear costs, expenses

in the event of  loss, damage or impairment of the leased asset;

(iv) the responsibility of the customer to ensure  the asset is in good

condition throughout the ijarah financing period and utilise the

19

 The description of the asset may include where applicable, whether the asset is new, used or
reconditioned, model or year of manufacturing.

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asset for the purpose permissible by the Shariah and any

applicable laws;

(v) the status of, permission for the customer to sub-lease of the

leased asset or a third party to utilise the leased asset; and

(vi) the responsibility of customer to notify the IFI where there is a

change in the location of a movable leased asset.

 Documentation for mechanism to transfer ownership of asset

S 30.32 The IFI shall ensure that the customer’s intention to own the asset and the

IFI’s intention to transfer the ownership of the asset to the customer is

separately documented and executed from the ijarah financing contract20.

S 30.33 The IFI must clearly provide the agreed terms and mechanism for the transfer

of the ownership of the leased asset from the IFI to the customer at the

inception of the ijarah financing contract21.

 Documentation for transfer of asset ownership

S 30.34 The IFI must ensure the document evidencing the transfer of the ownership

of the leased asset upon the maturity or at early termination of the ijarah

contact is separately documented and executed from the ijarah financing

contract.

S 30.35 If, at the inception of the contract, the customer executes a sale contract to

transfer the asset ownership upon maturity or at early termination, the IFI

must ensure that the document shall take effect only after the ijarah contract

has ended.

 Supplementary documentations

G 30.36 The IFI may enter into a master agreement with its customer to specify the

overall structure and the terms and conditions of the ijarah financing.

G 30.37 The IFI may execute additional supplementary documentation on the

following:

(a) wa`d by the customer to enter into an ijarah financing contract after the

IFI has acquired the asset to be leased;

20

  For example, if wa`d to purchase by the customer is employed, the wa`d document must be
separated from ijarah financing contract.

21
  For example, upon an early settlement the customer who has provided a wa`d to purchase the

asset must execute the sale and purchase contract to evidence the transfer of ownership.

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(b) appointment of agent for the customer to undertake purchase of the

asset which also outlines treatment of deposits payable by the customer

to the dealer or supplier either as a hamish jiddiyyah (security deposit),

rental deposit or share of ownership;

(c) the IFI’s right to recourse the asset prior to the settlement of the ijarah

financing;

(d) acknowledgement  of the customer’s acceptance and satisfaction on the

conditions of the leased asset;

(e) guarantee by a third party on the payment of rentals or any amounts

owing to the IFI;

(f) the documentation to indemnify the IFI against a loss or damage arising

from the negligence or misuse of the asset by the customer; and

(g) any other relevant legal documents.

31. Risk management

S 31.1 The IFI shall effectively manage risks throughout the period of the ijarah

financing, which includes−

(a) the assessment and implementation of suitable risk management

techniques such as setting prudent limit on financing-to-value ratio, and

prudent maximum tenure of financing based on useful life of the leased

asset;

(b) imposition of security deposit or `urbun (earnest money) as mitigation

measure prior to purchasing an asset, if the IFI acquires the asset

directly from the supplier; and

(c) provision of takaful coverage for the leased asset with clear conditions

on the amount and types of risks22 to be covered.

S 31.2 Pursuant to paragraph 30.37(c), the IFI shall ensure that it has legally

enforceable right to recourse the leased asset or other collateral through

creating a binding and irrevocable documentation taking into account any

legal constraints and differences among jurisdictions, and where applicable,

registering its interest on the asset.

S 31.3 The IFI shall outline in its policies and procedures, the  status of permission

and conditions23 on the following:

22

   Such as fire, theft, accident and flood.
23

  For example, restriction on Shariah-compliant purposes on use of the asset and conditions to
mitigate risk associated with a sub-lease and usage by a third party, such as the customer is not

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(a) sub-leasing; and

(b) usage of the leased asset by a third party.

S 31.4 In the case of ijarah mawsufah fi zimmah, the IFI shall undertake necessary

due diligence process to assess the capacity of the vendor, manufacturer or

contractor to fulfil their contractual obligations and timely deliver the asset to

be leased to the IFI.

32. Business and market conduct

S 32.1 The IFI shall give due regard to the interests of the customer in the policies

and procedures to ensure the ijarah financing is conducted in a fair,

transparent and responsible manner.

 Information disclosure

S 32.2 At the pre-contractual stage, the IFI shall provide adequate and relevant

information with regard to the ijarah financing.

S 32.3 The IFI shall provide additional disclosures in the Product Disclosure Sheet24

on the followings:

(a) the roles, responsibilities, rights and liabilities of the contracting parties;

(b) in the case of the ijarah mawsufah fi zimmah, specific disclosure is

required on−

(i) the applicable profit rate prior to the delivery of asset; and

(ii) the obligation to refund the advance rental to customers in case of

non-delivery of the asset and termination arising from the failure to

meet the agreed specifications on the asset;

(c) mechanism for the transfer of asset ownership25. If wa`d is employed,

the IFI shall disclose the implications arising from any breach of the

wa`d terms to ensure that the customers are aware of their obligations

and liabilities arising from the provision of the wa`d;

(d) clarification on the purpose of deposits payable by customers, either as

a security deposit, rental deposit or earnest money and the implication

from any breach of terms or discontinuation of the ijarah financing

contract;

automatically discharged from being liable in the case of loss due to negligence, misconduct or
breach of specified terms by the sub-lessee or the third party.

24
  Or alternative document such as General Terms and Conditions for non-retail customers.

25
  Such as a wa`d to purchase by customer and a wa`d to sell by the IFI.

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(e) clarification on the applicable formula and profit rate, an illustration on

the calculation and the minimum and maximum rental limits for the

ijarah financing with variable profit rate; and

(f) clarification on the applicable formula and conditions associated with the

settlement prior to the maturity of the ijarah financing.

S 32.4 The IFI must ensure that the appropriate terminologies that are reflective of

the nature of the ijarah26 and other relevant contracts or arrangements are

used in all information disclosures including promotional materials and

Product Disclosure Sheet.

S 32.5 The IFI must provide relevant and timely information to the customer during

the period of the ijarah contract such as notice of changes to terms and

conditions, features, rights, obligations, fees or charges.

 Fair dealings

S 32.6 The IFI shall implement and enforce clear policies and procedures to ensure

fair dealing practices particularly on the following matters:

(a) suitability and affordability assessment of potential customers;

(b) disclosure of clear and accurate information to be provided in a timely

manner to customers to facilitate informed decision making; and

(c) imposition of charges and responsibilities of customers.

S 32.7 Under the ijarah mawsufah fi zimmah, the IFI shall not invoke the wa`d to

purchase by the customer in the event of any failure of the contractor to

deliver the asset within the agreed duration.

S 32.8 The IFI shall observe the following in the event that the ijarah financing is

terminated or settled prior to its maturity:

(a) the maximum amount payable by the customer shall be the settlement

amount (i.e. the rentals due that are yet settled plus balance of the

principal amount); and

(b) any early termination fee imposed shall represent reasonable estimation

of costs to be incurred by the IFI arising from the termination or

settlement prior to the financing maturity as per the policy document on

Responsible Financing;

(c) other relevant fees and charges imposed on the customer, shall be

26

  For example, rental schedule as opposed to instalment schedule.

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based on the Guidelines on Imposition of Fees and Charges on

Financial Products and Services; and

(d) the SC of the IFI shall perform an effective oversight over the

implementation and in the determination of the early termination fee to

reflect reasonable cost incurred by the IFI.

G 32.9 To ensure that the IFI can immediately engage the legal heirs on the

continuation of the ijarah financing in the event of customer’s demise or loss

of legal capacity27, the IFI is encouraged to request for information28 on the

customer’s legal heirs at the inception of the ijarah financing.

G 32.10 The IFI may repossess and dispose the leased asset if the legal heirs opt to

discontinue the ijarah financing in the event of the customer’s demise or loss

of legal capacity.

 Repossession of  consumer goods and motor vehicles

S 32.11 The IFI shall set out policies and procedures on the repossession of the

leased asset in the event of default by customer on obligations under the

ijarah financing which involve consumer goods and motor vehicles29.

S 32.12 In relation to paragraph 32.11, the IFI shall ensure that its policies and

procedures on the repossession of the leased asset shall include the

following:

(a) the triggering events for the repossession of the asset;

(b) requirement for the IFI to obtain a court order before repossessing any

leased asset where the total rental paid by the customer throughout the

ijarah period is more than 75% of the ijarah financing amount30;

(c) the IFI’s notification to the customer of its intention to repossess the

leased asset;

(d) rights of the customer who surrenders the asset upon receiving a

repossession notice from the IFI within the notice period to not be

imposed any cost of repossession, costs incidental to the repossession

and cost of storage;

(e) procedures after the IFI repossesses the asset which include the

notification to the customer and any guarantor on the repossession and

27

   Refers to loss of legal capacity of individual customers such as insanity and prolonged coma.
28

   Particularly contact details and information for identity verification.
29

   Consumer goods and motor vehicles as defined in paragraph 29.2(a)(iii).
30

   Refers to the financing principal amount.

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communication on the procedures for the customer to make settlement

of the financing;

(f) obligations and restrictions of the IFI on the repossessed asset; and

(g) procedures relating to the disposal of the repossessed asset, where the

IFI must provide the customer the first option to purchase the asset if

the disposal is carried out through means other than a public auction.

S 32.13 The IFI shall ensure that the rights and obligations of the customer in respect

of the repossession of the leased asset as provided in the internal policies

and procedures are reflected in the legal documentation of the ijarah

financing.

S 32.14 In the event that the proceeds from the disposal of the asset by the IFI

exceed the amount payable to settle the ijarah financing, the IFI must give the

excess amount to the customer.

33. Financial disclosure

S 33.1 To enhance clarity on the structure of the ijarah financing, the IFI shall

disclose the following information in additional notes to the financial

statement:

(a) assets funded under this mode of financing are owned by the IFI

throughout the tenure of the ijarah financing; and

(b) ownership of the assets will be transferred to the customers via

suitable mechanism31 at the end of the ijarah financing.

31

  For example, sale, a hibah or a conditional hibah.

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PART D     OPERATIONAL REQUIREMENTS FOR AN IJARAH

34. Governance and oversight

S 34.1 The IFI shall have sufficient understanding of the risk profile of the ijarah and

ensure availability of resources with the appropriate knowledge and skill set

to manage the risks.

 Board of directors

S 34.2 The Board shall establish a sound governance structure to facilitate an

effective oversight function on the management of the ijarah. The adequacy

of the governance structure shall commensurate with the nature, complexity

and risk profile of the ijarah.

S 34.3 The roles and responsibilities of the Board shall include the following:

(a) set the IFI’s business and risk strategies for the ijarah;

(b) approve and oversee policies and procedures governing operations of

the  ijarah. The policies and procedures shall at a minimum cover the

following aspects:

(i) the criteria and method of asset acquisition or construction;

(ii) the appointment of agent and outsourcing of functions;

(iii) the valuation methodology;

(iv) the leasing arrangement;

(v) the exit strategies, particularly in the case of loss of legal capacity,

asset damages and disposal of asset;

(vi) the risk management and internal controls including measures to

mitigate market and inventory risks;

(vii) the permissibility of sub-lease and usage by a third party;

(viii) risk-informed pricing; and

(ix) information disclosures;

(c) ensure that policies and procedures pertaining to Shariah matters are

endorsed by the SC;

(d) oversee the design and implementation of internal controls by the

management that commensurate with the nature, scale and

complexities of the ijarah transactions; and

(e) ensure that independent reviews are conducted regularly to assess

compliance with the requirements specified by the Bank and policies

and procedures established by the IFI.

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 Shariah Committee

S 34.4 The roles and responsibilities of the SC shall include the following:

(a) endorse that the Shariah requirements are appropriately applied in the

relevant policies and procedures governing the ijarah. These policies

shall at a minimum cover the following aspects:

(i) the eligible assets for the ijarah transactions and the use of the

assets; and

(ii) the list of costs and expenses borne by the respective contracting

parties;

(b) deliberate and endorse that the terms and conditions stipulated in legal

documentations and other documentations32 are in compliance with

Shariah;

(c) ensure that Shariah review and Shariah audit on the ijarah are

conducted;

(d) advise the IFI on the relevant Shariah rulings, decision or policy

documents on Shariah matters issued by the Bank and, if relevant, by

any other authorities; and

(e) perform oversight role on the application of the ijarah to ensure due

observance of Shariah requirements.

 Senior management33

S 34.5 The roles and responsibilities of the senior management shall include the

following:

(a) implement business strategies, internal controls and risk management

mechanisms in line with the IFI’s business objectives;

(b) establish policies and procedures governing operations of the ijarah,

and ensure its proper communication and delegation to all relevant

functions within the IFI;

(c) establish risk management policies and maintain adequate mechanisms

that are able to identify, measure and mitigate inherent risk in the ijarah;

(d) undertake regular reviews and monitor compliance with the approved

policies; and

(e) ensure timely disclosure of relevant information to the Board and the

SC.

32

  Such as product manual, promotional or marketing materials, sales illustrations and brochures.
33

  As defined in the policy document on Corporate Governance and Guidelines on Corporate
Governance for Development Financial Institutions.

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35. Structuring

S 35.1 The IFI that carries out ijarah transactions shall assess the appropriate

structure to operate the ijarah transactions either by the IFI itself or a

separate entity such as a subsidiary based on the risk exposure of the

transactions34.

 Sources of funds

S 35.2 The IFI must outline the appropriate assets and liabilities management

policies, particularly on the appropriate sources of funds for ijarah

transactions, taking into consideration the risks, returns and liquidity profile of

the ijarah transactions.

G 35.3 The IFI may use the following sources of funding for ijarah transactions:

(a) funding from Unrestricted Investment Account (UA) and Restricted

Investment Account (RA)35; or

(b) the shareholders’ funds and the Islamic deposits.

S 35.4 In respect of paragraph 35.3(a) above, the usage of funding from a UA or RA

for ijarah transaction is allowed provided that the UA and RA are in

compliance with  the policy document on Investment Account. In addition, the

IFI shall ensure that any utilisation of the UA fund for the ijarah transactions

shall be subject to conditions which would significantly mitigate liquidity risks36

to the IFI.

S 35.5 In respect of paragraph 35.3(b), the IFI must−

(a) clearly establish its risk appetite for ijarah transactions; and

(b) ensure the investment limits37 of−

(i) investment in each leased asset shall not exceed 25% of the IFI’s

total capital; and

(ii) the aggregate book value of investment in shares, interest-in-

shares, collective investment schemes, immovable properties and

leased assets other than immovable properties shall not exceed

50% of the IFI’s total capital.

34

  For example, ownership risk and market risk.
35

  UA and RA refer to URIA and RIA respectively in the policy document on Investment Account.
36

 This include conditions such as matching of tenure between sources and usage of funds,
redemptions only upon liquidation of underlying assets or replacement of investors other than the
IFI.

37
 For the avoidance of doubt, leased assets funded by UA and RA operating under matching

principles mentioned in paragraph 35.4 are excluded from the limits.

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 Assets

S 35.6 The IFI shall evaluate the suitability of the types of assets to be leased and

appropriateness of the useful life of the assets vis-à-vis the IFI’s risk appetite

and capability in managing the leased asset during and after the ijarah period

has ended.

S 35.7 The IFI shall put in place the appropriate processes and procedures to

ensure that the customer has the right and sufficient time to inspect the asset

on or before the commencement of ijarah to ensure satisfaction in terms of

the condition, quality and fitness of the asset.

S 35.8 As provided in paragraph 20.5, the IFI shall ensure that the asset under the

ijarah contract is delivered to the customer on the specified delivery date.

S 35.9 Pursuant to paragraphs 13.8 and 35.8, the IFI shall obtain the customer’s

written acknowledgement on receipt of the asset delivery. The

acknowledgement shall be reflected in the certificate of acceptance and

satisfaction38 before or upon the execution of the ijarah contract to evidence

that the customer is satisfied with the condition of the asset.

G 35.10 To ensure that the asset continues to be in a good condition after the

delivery, the IFI may obtain a warranty for the asset either directly or through

the customer, who deals with the supplier or a third party.

S 35.11 The IFI shall outline clear policies39 for a customer to return the leased

asset40 to the IFI at the end of the ijarah period.

 Costs and expenses

S

35.12 The IFI must observe fair dealing practices in negotiating the cost of

maintenance and the takaful coverage of the leased asset.

S 35.13 For the takaful coverage of the leased asset, the IFI must identify the parties

that benefit from any scheme to protect the leased asset.

S 35.14 Notwithstanding paragraph 16.10 and in relation to paragraph 35.13, the cost

38

  Or other document which carries the same effect of acknowledging receipt of the asset.
39

  For example, in the case of leasing of a vehicle for business use, the IFI may require the
customer to redeliver the asset to its principal base location or any location agreed upon taking
into consideration the normal wear and tear.

40
  Such as the location for the redelivery and the condition of asset.

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for the takaful coverage for the leased asset shall be borne by the contracting

party that benefit from the coverage41.

G 35.15 In negotiating the cost of maintenance and the takaful coverage, the IFI may

adopt the guiding principles in accordance with paragraph 30.12(a).

S 35.16 In relation to paragraph 35.11, the IFI must determine the party who will bear

the cost to return the leased asset to the IFI.

G 35.17 The IFI may impose other fees and charges that are acceptable by both the

customer and the IFI.

G 35.18 The IFI may allocate a reserve fund that is intended to finance routine

maintenance and service of the leased asset during a specified ijarah period.

G 35.19 Notwithstanding paragraph 35.18, the IFI may require the customer to make

arrangements for the servicing of the leased asset.

 Rental

G 35.20 The rental amount or rate may be periodically reviewed during the ijarah

period.

S 35.21 In relation to paragraph 35.20, the periodical review of the rental amount or

rate shall be mutually agreed by the contracting parties.

S 35.22 In line with paragraphs 14.7, 14.9 and 20.10, where the rental is received in

advance before the delivery of the leased asset, the IFI shall determine and

reflect in the policies and procedures the following:

(a) the appropriate treatment to recognise the advance rental; and

(b) procedures to return the advance rental in the case of non-delivery of

the asset or termination arising from the failure to meet the agreed

specifications on the asset.

S 35.23 The IFI shall clearly set out the purpose of any collection of an advance

payment from the potential lessee either as a security deposit, earnest money

or advance rental.

41

  For example, in the case of the IFI leasing out a residential house for a year, the IFI pays for the
houseowner takaful while the customer pays for the householder takaful.

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 Termination

S 35.24 The IFI shall stipulate in the ijarah contract any covenant and the triggering

events for the termination of the ijarah transaction42.

S 35.25 The IFI shall establish its rights to claim any outstanding rental payments

upon an early termination or default by the customer.

 Documentation

S 35.26 The IFI shall develop a set of comprehensive and legally enforceable

documentation for the ijarah transaction and the supporting documentations

that comply with Shariah requirements provided in Part B.

S 35.27 The IFI shall ensure that the ijarah transaction is supported by documentary

evidence which includes the following:

(a) the ownership of the leased asset by the IFI; and

(b) terms and conditions of the ijarah.

S 35.28 At a minimum, the terms and conditions for the documentation specified in

paragraph 35.27 shall provide the following:

(a) the terms and conditions similar to ijarah financing specified in

paragraphs 30.29 to 30.31 except for the formula for the purchase price

of the leased asset under paragraph 30.31(b)(vi), provision on

repossession of the leased asset under paragraph 30.31(b)(vii) and

provision on early settlement of financing in accordance with paragraph

30.31(b)(ix);

(b) the responsibility of the customer to return the leased asset at the end of

the ijarah tenure and description on the procedures and conditions of

such process;

(c) list of fees and charges borne by the customer; and

(d) applicable covenant and trigger events for the termination of the ijarah

contract.

S 35.29 The IFI shall ensure that the terms and conditions for the leased asset to be

returned to the IFI upon the expiration or early termination of the ijarah

contract is ascertained and agreed upon in the legal documentation at the

inception of the contract.

42

  Such as non-payment of rentals by the customer or customer’s own intention to terminate the
ijarah.

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G 35.30 The IFI may execute additional supplementary documentation on the

following:

(a) appointment of agent for the customer to undertake purchase of the

asset which also outlines the treatment on the deposits payable by the

customer to the dealer/supplier either as a security deposit, earnest

money, rental deposit or share of ownership;

(b) guarantee by a third party on the payment of rental or any other

obligations owing to the IFI;

(c) agreement of the customer to indemnify the IFI against a loss or

damage arising from the negligence or misuse of the asset by the

customer; and

(d) any other relevant legal documents.

36. Risk management

S 36.1 With regards to the risk management policies on ijarah, the IFI shall take into

consideration the following:

(a) the identification and measurement of risks;

(b) the appropriate valuation methodology for the leased assets;

(c) the pricing policy;

(d) the risk exposure limits including risk concentration;

(e) the risk mitigation techniques; and

(f) the monitoring and reporting mechanisms, particularly information on

events that pose significant risk to the IFI or information that require

swift action by the senior management.

 Pre-contractual stage

S 36.2 The IFI shall outline and implement an assessment methodology to determine

the appropriate asset for an ijarah contract and shall consider the following:

(a) Shariah requirements;

(b) commercial viability; and

(c) risk assessment.

G 36.3 In relation to paragraph 36.2, the IFI may consider the following factors in

determining the appropriate leased assets:

(a) ready demand to lease out the asset and useful life of the asset;

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(b) marketability43 of the asset;

(c) experience and skill set possessed by the IFI in managing the asset;

and

(d) other constraints such as Shariah, legal and taxation based on

geographical location of the asset in terms of acquisition, lease,

repossession and disposal of the asset.

S 36.4 The IFI shall ensure the adoption of a sound valuation methodology for the

assets with sufficient frequency of revaluation to reflect its current value. In

this regards, the IFI shall−

(a) identify and monitor factors44 that may cause changes to the valuation,

and appropriately adjust such valuation;

(b) put higher emphasis to the leased assets that are large in value or

complex or pose higher risk45 to the IFI. These assets are known as

‘significant leased assets’;

(c) validate or back-test the result of valuation against actual prices, any

material deviations on the valuation shall be rectified accordingly; and

(d) where the valuation function is outsourced46 to a third party service

provider, the IFI must undertake due diligence review on the expertise of

the third party service provider and understand the underlying

assumptions used in the valuation.

S 36.5 The IFI shall undertake asset acquisition process based on policies approved

by the Board.

S 36.6 For the purpose of paragraph 36.5, the IFI shall conduct prior assessment on

a supplier or vendor of the asset to be leased, which include the following:

(a) verification on the supplier or vendor legitimate business; and

(b) its capabilities to deliver the asset to be leased, particularly for

significant leased assets.

S 36.7 The IFI shall establish policies to mitigate inventory risk, such as maximum

length of storage, method of storage and the takaful coverage.

43

  Such as existence of a secondary market, the time taken to dispose the asset, complexity of the
asset and reliability of market pricing to estimate residual value.

44
  For example, economic recession, technological advancement, poor upkeep and launching of a

new model.
45

  For example, highly customized assets, breakthrough innovation and assets with a high rate of
obsolescence such as IT devices.

46
  Subject to Guidelines on Outsourcing.

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S 36.8 The IFI shall develop a risk-informed pricing policy47 that is consistent with the

risk appetite for the ijarah transactions approved by the Board taking into

consideration the following:

(a) the objectives of the pricing framework and its relation to business and

risk strategies;

(b) the pricing components of the ijarah taking into account potential losses

from impairment of asset, funding costs, overhead costs and other costs

and liabilities borne by the IFI;

(c) the events where deviations to pricing policy is permitted, its approval

authority, corresponding limits for the deviations and measures to

address risk of under-pricing from the deviations; and

(d) if the IFI engages in the practice of profit cross-subsidisation48, the

impact to overall profitability and capital position should the profits from

the other product or service fail to materialise.

S 36.9 The IFI shall ensure that the ijarah contract provides right for the IFI to inspect

the leased asset and access the books and records of the customer or the

person acting on behalf of the customer in the event of suspicion on

negligence, misconduct or breach of the specified contractual terms.

S 36.10 For the purpose of paragraph 36.9, the IFI shall identify the trigger events to

conduct the inspection and any other policies and processes on periodic

inspection and audit.

S 36.11 In relation to paragraph 36.10, the IFI shall provide a reasonable notice prior

to conducting any inspection of the leased asset to ensure that the IFI does

not infringe the customer’s quiet enjoyment right.

S 36.12 The IFI shall identify exit strategies from the ijarah transaction, particularly

upon the following trigger events:

(a) damages (partial or total loss) of the leased assets arising from

customer’s49 negligence, misconduct and breach of the specified terms;

(b) damages of the leased assets due to the action of an unrelated third

party;

(c) force majeure;

47

  In line with policy document on Risk-Informed Pricing.
48

  Refers to the practice of assuming that profits generated from other products will continue to be
sufficient to subsidise ijarah originated at unprofitable rates.

49
  Shall include a person or persons acting on behalf, under, together with the customer and sub-

lessee (if any).

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(d) demise or other loss of legal capacity of the customer; or

(e) default on payments or other contractual obligations.

G 36.13 The IFI may collect a security deposit from the customer to cover against

losses arising from default on rental payments or other obligations, and

damages to the leased asset which is caused by the customer, a third party

acting with or on behalf of the customer or a sub-lessee.

S 36.14 The IFI shall assess the capability of a potential customer to meet contractual

obligations.

S 36.15 The IFI shall outline policies regarding permissibility and conditions on sub-

lease and whether the use of the leased asset by a third party is allowed.

S 36.16 In respect of paragraph 36.15, where the IFI allows the leased asset to be

sub-leased to a third party, the IFI shall observe the following:

(a) the usage of the leased asset by the sub-lessee or the third party is

restricted to Shariah-compliant purposes only; and

(b) the risks arising from such practices are effectively mitigated50.

S 36.17 Prior to entering into an ijarah contract, the IFI shall inspect and record the

conditions of the asset to be leased, as well as equipment or accessories

attached to the asset. The IFI shall also ensure that the customer has made a

written confirmation on the acceptance and condition of the asset.

G 36.18 Notwithstanding paragraph 36.17, the IFI may arrange for an expert third

party service provider to undertake inspection of significant leased assets. For

other types of assets, the customer or a third party service provider as an

agent may accept delivery and undertake inspection on the asset.

S 36.19 In the case where the inspection is undertaken by a third party, the IFI shall

obtain report from the party on the acceptance and condition of the asset.

50

  For example, through requirement on takaful covering the usage by the sub-lessee or the third
party, and the liability of the ijarah customer to the IFI is maintained in the case of any losses
caused by negligence, misconduct or breach of specified terms by the sub-lessee or the third
party.

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 During the ijarah period

S 36.20 The IFI shall monitor any recurring late payment of rentals from the customers

and other factors that may impair the ability to meet the rental obligations.

S 36.21 The IFI shall monitor the risk exposures throughout the ijarah period to ensure

that the exposure is within the risk appetite set by the Board. Any anomalies

must be reported immediately to the senior management51 for further action.

S 36.22 The IFI shall undertake periodic valuation as described in paragraph 36.4,

and monitor any factor that may require adjustments to the valuation

assumption or methodology.

G

36.23 The IFI may mitigate risks through employing risk mitigation mechanism such

as takaful on the leased asset.

   S 36.24 Where the customer is responsible to obtain takaful coverage, the IFI shall

sufficiently describe the coverage and risk events that should be covered

such as fire, theft, flood and etc.

S 36.25 The IFI shall put in place rigorous stress testing framework to enable

periodical risk assessment of the ijarah transactions and its implications.

 Termination or exit from ijarah

S 36.26 Upon occurrence of events specified in paragraph 36.12, the IFI must assess

and opt for the exit strategy that will minimise the losses or maximise value

from the ijarah transaction to the IFI.

S 36.27 Pursuant to paragraph 36.26 and when the leased asset is returned by the

customer, the IFI must ensure that it has identified the conditions and

procedures52 for the exit strategies and the IFI shall give particular emphasis

for significant leased assets to ensure timely and cost-effective exit from the

ijarah.

S 36.28 The IFI shall inspect the condition of the asset and the status of any other

obligations of the customer53 to ensure that the asset is in an acceptable

51

 Including any other party required under the governance structure of the IFI such as Risk
Management Committee.

52
  For example, conditions and procedures on storage, handling and disposal.

53
  For example, utilities, summon and maintenance of asset (if applicable).

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condition and all obligations has been settled by the customer in the event

that the customer returns the leased asset to the IFI or the IFI conducts

repossession of the asset.

G 36.29 The IFI may appoint a third party service provider to conduct the inspection

under paragraph 36.28, on its behalf.

G 36.30 The security deposit referred to in paragraph 36.13 may be deducted if there

are any damages not due to normal wear and tear or any unsettled

obligations by the customer.

37. Business and market conduct

 Information disclosure

S 37.1 At the pre-contractual stage, the IFI shall provide adequate and relevant

information to the customer regarding the ijarah transaction.

S 37.2 The IFI shall provide additional disclosures in the Product Disclosure Sheet54

on the following:

(a) the roles, responsibilities, rights and liabilities of the contracting parties;

(b) the rental amount and whether it is fixed or subject to periodical review,

and the basis for revision (if any);

(c) clarification on permissible purposes and any restriction on the use of

asset; and

(d) applicability of deposits, clarification on the purpose of the deposits

whether as an advance rental, security deposit or earnest money and

the implication from any breach of terms or discontinuation of the ijarah

contract.

S 37.3 At the inception of the ijarah contract, the IFI shall inform the customer his

responsibility to immediately notify the IFI of any occurrence of incidents that

may cause damages to assets or claims by a third party, together with the

procedures for the notification55.

Fair dealings

S 37.4 To enable potential customers to match their preferences with the asset for

54

  Or alternative document such as General Terms and Conditions for non-retail customers.
55

  For example, notify the IFI’s headquarter or branch which extended the financing within 72 hours
after the occurrence of such incident.

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the ijarah transaction, the IFI shall disclose the condition of the asset, or grant

the right to physically access the asset to the customer at the pre-contractual

stage.

S 37.5 Pursuant to paragraph 37.4, where the IFI does not grant the right to

physically access the asset and the actual condition of the asset does not

meet the specifications which was mutually agreed between the contracting

parties, the IFI shall ensure that the customer is provided with the following

options:

(a) terminate the ijarah transaction;

(b) request for a replacement of the asset which meets the mutually agreed

specifications, subject to the IFI’s agreement; or

(c) accept the asset with rectification or renegotiate terms in line with

paragraphs 20.8 to 20.9.

S 37.6 Where the IFI intends to sell the leased asset to a third party, the customer

shall be notified on the matter and any changes in the arrangements of the

ijarah transaction56.

PART E    SUBMISSION REQUIREMENT

38. Submission requirement

S 38.1 IFIs that currently offer a product or service that is structured based on ijarah

contract must assess the consistency of such product or service with this

policy document and develop an implementation plan to ensure full

compliance with this policy document by 1 August 2018. The implementation

plan shall be endorsed by the SC and approved by the Board.

S 38.2 The IFI shall submit the gap analysis of specific products and implementation

plan to address the gaps to Jabatan Perbankan Islam dan Takaful (JPIT) no

later than 30 December 2016.

S 38.3 The IFI must immediately notify JPIT if the IFI identifies any cause that will

affect full compliance latest by 1 January 2018.

56

  Such as changes in the arrangements for rental payment, customer services and return of the
leased asset.

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APPENDICES

Appendix 1   Legitimacy of ijarah

1. The legitimacy of the ijarah contract is derived from the Quran and founded on

the Sunnah of Prophet Muhammad (peace be upon him), the consensus of the

muslim jurists (ijma`) and analogy (qiyas).

 The Quran

2. The following verse of the Quran implies the permissibility of ijarah contract:

And said one of them (the two women):” O my father! Hire him! Verily, the

best of men for you to hire is strong, the trustworthy. He said: I intend to wed

one of these two daughters of mine to you, on condition that you serve me for

eight years, but if you complete ten years, it will be (a favor) from you. But I

intend not to place you under a difficulty. If Allah will, you will find me one of the

righteous”.57

The above verses describe the story of the Prophet Musa (peace be upon him)

being hired for a certain period of time to undertake a specific task. The

compensation for the task undertaken by the Prophet is deemed as payment for

the outstanding dowry for his marriage.

57

 Surah al-Qasas, verse 27.

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 The Sunnah of Prophet Muhammad (peace be upon him)

3. The following hadith implies the general permissibility of the ijarah:

(a) :أعطوا األجري أجره  "عن عبد اهلل بن عمر، قال: قال رسول اهلل صلى اهلل عليه وسلم
 ".قبل أن جيف عرقه

Abdullah Ibn Umar narrates, the Prophet (peace be upon him) said: “Pay

the hired worker his wages before his sweat dries off.”58

(b) :أجره فليعلمهومن استأجر أجريا ... "عن أيب هريرة عن النيب صلى اهلل عليه و سلم."

The Prophet (peace be upon him) is reported to have said: “… He who

hires a person should inform him of his fee.”59

(c)  أعطى رسول اهلل صلى اهلل عليه وسلم خيرب اليهود:  "اهلل رضي اهلل عنه، قال: عبدعن
أن املزارع  " ، وأن ابن عمر حدثه:"أن يعملوها ويزرعوها، وهلم شطر ما خيرج منها

 ".كانت تكرى على شيء
Abdullah ibn Umar narrates, “Allah‘s Apostle gave the land of Khaybar to

the Jews to work on and cultivate and take half of its yield.” Ibn Umar

added, “The land was used to be rented for a certain portion (of its

yield).”60

 Consensus of the muslim jurists (Ijma`)

4. The ijarah has been unanimously approved by the companions of the Prophet

Muhammad (peace be upon him) and prominent jurists of the recognized

schools of Islamic law. They view that the need to utilize the usufruct of

different articles (goods and services) is similar to the need to utilize the

articles. When the contract of sale of such goods and services is permitted, the

lease of its usufruct shall also be permitted on the grounds of public interest

(maslahah) and needs.61

58

 Ibn Majah, Sunan Ibn Majah, hadith no. 2443.
59

 Al-Bayhaqi, al-Sunan al-Kubra, hadith no. 11761.
60

 Al-Bukhari, Sahih al-Bukhari, hadith no. 2165.
61

 Ibn al-Munzir, al-Ijma`, Maktabah al-Furqan, 1999, p. 133.

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Appendix 2   Glossary

Terms Definition

Gharamah Penalty.

Hamish jiddiyyah A security deposit placed to secure the undertaking to

purchase an asset before entering into the sale and

purchase agreement.

Hibah A transfer of ownership of an asset from a donor to a

donee without any consideration.

Ijma` Consensus of the muslim jurists.

Istisna` A contract by which a seller sells to a purchaser a non-

existent asset that is to be constructed, built or

manufactured according to the agreed specifications

and delivered on a specified future date at a pre-

determined price.

Kafalah A contract where the guarantor conjoins the guaranteed

party in assuming the latter’s specified liability.

Mukhalafah al-shurut Breach of specified terms.

Qiyas Analogy.

Rahn Pledge/Charge.

Ta`addi Misconduct.

Ta`widh Compensation.

Taqsir Negligence.

`Urbun Earnest money paid to secure purchase of an asset in

an exchange contract which is considered part of the

price if the purchaser decides to continue the contract

and is not refundable.

`Urf Customary practice which is acceptable by the

community and does not contradict the Shariah

principles.

Wa`d A promise or undertaking which refers to an expression

of commitment given by one party to another to perform

certain action(s) in the future.

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Appendix 3 Illustration of structures of ijarah and ijarah financing

Lessor Lessee

2.  Lease rental payment
for specified period

1.  Lease usufruct
of asset

Ijarah:

Lessor Lessee

2.  Lease rental payment for
specified period

1.  The wa`d to purchase asset
at end of lease period

3. Sale of asset

1.  Lease usufruct of asset

Ijarah financing:

Note:
Asset ownership remained with lessor after the end of the ijarah period

Note:
Asset ownership transferred to lessee at the end of the ijarah financing
period

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Appendix 4 Resolution mechanism in the event of default

Event of Default

IFI invokes wa`d to
purchase by lessee

Honour Dishonour

Settlement of
outstanding

amount (remaining
principal + rental
due) through a
sale contract

Repossess
asset &

dispose off

Can
proceeds

cover costs?

Settled Claim shortfall
from customer

Yes No

IFI appoints
third-party
e.g. auctioner,
property
auction house