Merit Research Journal of Accounting, Auditing, Economics and Finance Vol. 2(1) pp.

001-007, January, 2014

Available online http://www.meritresearchjournals.org/aaef/index.htm
Copyright © 2014 Merit Research Journals

Review

Ijarah Muntahia Bittamleek (IMB): A risk management

perspective
Mirza Vejzagic
Abstract

Limkokwing University of Creative The objective of this paper is to comprehensively review and analyze Ijarah
Technology Malaysia, Inovasi 1-1, Jalan Muntahia Bittamlik (IMB) product as offered by Islamic banks from Risk
Teknokrat 1/1, Cyber 3, 63000 Management perspective. The paper is structured to first briefly present an
Cyberjaya, Selangor, Malaysia overview of Ijarah Muntahiya Bittamlik (IBM) financing, along with a
E-mail: mirza.v@limkokwing.edu.my
detailed review of its structure and mechanisms illustrating how a typical
or mirzav@hotmail.com IBM operates. The paper then lists the various models of IMB financing as
implemented across jurisdictions in practice, and studies the various
forms of documentations as used by Islamic banks in offering this
financing product. Subsequently, the paper provides a critical insight into
the various issues and challenges that arise from the current practices.
The differences in treatments by various banks in possible outcomes of
default, termination, early settlement, etc are also elaborated upon and
scrutinized. The discussion is finally analyzed from the perspective of
Maqasid Shariah and whether the industry’s current practice violates or
upholds its principles. The paper ends with concluding points and
references.

Keywords: Finance, Risk Management, Islamic bank, Risk, IBM,

INTRODUCTION

Having a shelter is a basic necessity for human life. compliant. In other hand, Musharakah Mutanaqisah and
Everyone needs a shelter for rest, sleep, comfort and IMB have been widely acknowledged and accepted by
protection from sun and rain. It is a place to dwell in Shariah scholars.
comfort with family. Therefore, owning a good home is an Islamic finance unlike conventional finance is
aspiration of everyone. People fulfill this need by building governed by Shariah rules that prohibit interest-based
a home on their own, purchasing it or renting it from transactions. Islamic financial transactions are also
others and those who cannot afford to buy a house at required to be accompanied by genuine underlying trade
lump sum bank/mortgage houses come in to the picture and business activities that generate fair and legitimate
to bridge the gap. Islamic financial institutions have profits. This reinforces the close link between financial
introduced a number of Shari’ah-compliant modes for and productive flows which underpin Islamic finance,
home financing such as al-Bay’ Bithaman Ajil (BBA), thereby insulating the Islamic financial system from risks
Musharakah Mutanaqisah Partnership (MMP) contracts associated with excessive leverage and speculative
and Ijarah Muntahia Bittamlik. (Meera and Razak, 2005). financial activities.
Many previous works (Meera 2005, Rosely 2005) This paper aims to analyze these one of these two
discussed various controversies involved with BBA structures of desirable home financing, Ijarah Muntahia
particularly related whether this financing is Shariah Bittamlik, from the Risk Management perspective for
002 Merit Res. J. Account. Audit. Econ. Financ.

Islamic Banks. years, after the first year, should not contain clauses like
“left to the sole discretion of the lessor and the like. It is
also a condition that the subject of the contract must
Definition and characteristics of Ijarah actually and legally be attainable. It is not permissible to
lease something that cannot be delivered. Furthermore, it
Ijarah has been conceptually understood as a contract of is permissible for the two parties to agree during the
exchange where one party enjoys the benefit arising from lease period to review the lease period or the rental or
employment by another party in return for a consideration both. That is because the lease contract occurs
for the services rendered and from the use of an asset. periodically unlike the sale contract where the transfer of
Scholars of the four schools of Islamic jurisprudence ownership is immediate. Part of the conditions also state
(Shafi’ie, Maliki, Hanbali and Hanafi) have cited various that the lessor bears the liabilities when leasing the asset
definitions of the contract of Ijarah. In brief, these such as damage, payment of premium cost and basic
definitions agree on the fact that the contract of Ijarah is a maintenance. There is no objection to authorizing the
contract on using the benefits or services in return for lessee to undertake all the above but the costs thereof
compensation. must be borne by the lessor or owner.
Literally, Ijarah means to give something on rent. As a The AAOIFI’s standard classifies Ijarah as Operating
term of Islamic fiqh, Ijarah can also refer to wages paid to Ijarah and Ijarah Muntahia Bittamleek. The main criterion
a person in consideration of the services rendered by used in the classification is whether the lease includes a
him. In the context of Islamic banking, Ijarah can be promise that the legal title in the leased asset will pass to
defined as a process by which the “usufruct of a the lessee at the end of the lease term. The AAOIFI’s
particular property is transferred to another person in standard on Ijarah states that when a lease does not
exchange for a rent claimed from him/her”. Ijarah has include a promise that a legal title will pass to the lessee,
been conceptually understood as a contract of exchange it is classified as Operating Ijarah and if there is a
in which one party enjoys the benefit arising from promise it is Ijarah Muntahia Bittamleek. In essence, the
employment by another party in return for a consideration subtle difference between Ijarah and Ijarah Muntahia
for the services rendered and from the use of an asset. Bittamleek lies in the pre-existence of that promise
This classical definition was the basis of many of the whereby a lease concludes with the legal title passing to
contracts of exchange even before the times of the the lessee through either: (i) gift (transfer of legal title for
Prophet and was popular amongst the fuqaha as no consideration); (ii) token consideration or other
documented in much of the literature. Since that time, the amount as specified in the lease; (iii) transfer prior to the
operation of these contracts developed to a higher level end of a lease for a price equivalent to the remaining
of sophistication during the period of the companions of Ijarah installments; or (iv) a gradual transfer of the legal
the Prophet. However, the basis of operation remained title (sale) of the leased asset.
confined to simple Ijarah contracts.
The basic feature of the Ijarah contract has been that
it is a contract of exchange between one to another party Risk associated with Ijarah Muntahia Bittamleek
(hereinafter called one-to-one Ijarah). For example, one contract
party is given the right to use the services of a person or
of a given asset from another party for a consideration. Investors in Ijara and Ijarah Muntahia Bittamleek are no
This contract has not involved the transfer of ownership less risk averse than other investors. However, Islamic
to the other party as there has been no intention to investors may be somewhat more restricted in the use of
purchase or to own the Ijarah object by the interested credit enhancement or risk mitigation techniques. A
party. Over time, however, this concept has developed fundamental precept of Islamic finance is that a person
into transactions with more complex features that give who invests in an asset should bear the risks inherent in
rise to variations from the basic structure of the Ijarah the asset in order to earn profits from its ownership. Risk
transactions. The distinguishing feature of this mode is mitigation, depending on the scope and structure of the
that the assets remain the property of the Islamic bank to provisions that are employed, may be inconsistent with
put them up for rent every time the lease period bearing the risks of investment. When a party seeks to
terminates so that they do not remain unutilized for long escape risks, the ensuing profits may be tainted by riba.
periods of time. Furthermore, there are some conditions Islamically, there is always a linking of risk and reward,
that Ijarah transactions need to follow in order to be in so the question arises as to whether techniques that
consonance with the principles of Islamic finance. These curtail risks are Islamically acceptable.
conditions are mainly concerned with the object leased, In this section, paper analyzes the diverse risks
the contract and the maintenance of the leased assets. inherent in Ijarah Muntahia Bittamleek, survey the
Basically, the lease contract must state the lease restrictions that Islamic finance places on risk mitigation
period clearly. Renewal terms must also be stated and credit enhancement techniques, and discuss types of
clearly, and things like the rentals for all subsequent risk management devices that may be acceptable to the
 Vejzagic 003

the Islamic investor in Ijarah Muntahia Bittamleek The second risk that appears in this stage is legal risk
The following is an overview of some significant as part of operational risk. It is associated with claims on
elements of risk inherent in any Ijarah Muntahia the remaining amount of damages in the event that
Bittamleek transaction. For the easier understanding of hamish jiddiyyah is insufficient (litigation cost, loss of
which risk is associated with contract, contract has been claims).
observed through different stages.

Contract
Agreement to lease
In stage 3, the customer (as Lessee) executes an Ijarah
In stage 1, Customer requests IIFS (the Lessor) to Muntahia Bittamleek Contract contract with an IIFS (as
purchase a specified asset. Customer enters into a Lessor) requesting the Lessor to acquire an asset or
memorandum of understanding (Agreement to Lease) acquire the usufruct of an existing assets which the
with an IIFS requesting the IIFS to purchase a specified customer wishes to take on lease. The contract can be
kind of asset with a promise to lease. The IIFS should drawn via a Master Agreement (to be followed by
first purchase the asset prior to execution of an Ijarah execution of multiple confirmations of offer and
contract. Asset can be purchased from customer and acceptance of individual Ijarah transactions) or individual
subsequently leased back to the customer (Sale and contracts. Contract is binding and cannot be cancelled
Leaseback). IIFS obtains price quotations from suppliers unilaterally. The lease period should commence from the
or appoint a purchasing agent (Agent). The Agent can be date of execution unless the parties agreed on a
the customer or a person having blood / marital specified future commencement date (future Ijarah).
relationship with the customer. If Agent is a company Future Ijarah is allowed provided that the lease rentals
owned by customer, the company should not be owned are payable by the Lessee after the leased asset is
more than 1/3 by the customer IIFS executes an agency delivered to the Lessee. The Contract should specify:
contract with the Agent.
Transfer of the usufruct to the Lessee for an agreed
Risk that appears in this stage is supply risk as part of period at an agreed consideration
operational risk. Supplier has to deliver the asset and
The leased asset must have a valuable use
must be able to meet the specified quality (risk may be
The leased asset must be fully identified by the
associated with low quality assets). When the Lessor contracting parties
acquires an asset which is already on lease, it has to sign
The purpose or intended use of the leased asset by
a ‘new’ leasing contract with the existing Lessee based the Lessee must be lawful / Shari’a compliant and in
on existing terms which may not necessarily be better normal course of utilization (purpose which is not within
than the Lessor’s existing contracts. The appointment of normal course requires consent of the lessor)
customer (or his/ her relations) as Agent may give rise to
The lease rental must be determined at the time of
conflict of interest or such purchase not being conducted contract for the whole period of lease. The lease rental
on arms length basis which may result in manipulation of may be paid by cash, kind (goods) or usufruct.
price (risk associated with fraud). The rental must be specified, either in a lump sum
payment in advance or in arrears; or in installments over
duration of the lease. The rental can be fixed or variable.
Order/Receipt of asset The lessor can sell the leased asset without consent of
the Lessee.
In stage 2, the IIFS takes possession or ‘constructive This stage of contract will involve all three major risks.
possession’ of the assets and subsequently offers the Firstly, Settlement Risk as a part of Credit Risk.
asset for lease to customer. IIFS is responsible for the Customer is unable to service the lease rental as and
risks associated with the asset. when it falls due. This inability can be due to variable
This stage is associated with two types of risks. The lease rentals that may distress the customer’s ability to
first is price risk as component of market risk. When the pay (loss of rental receivables). Risk Mitigation that IIFS
customer opts not to fulfill the promise or agreement to may apply involves request for “urbun” from customer
lease, the IIFS has to lease (or sell) at lease rentals (or a and deduct for damages. The “urbun” can also be taken
selling price) which can be lower than the original total as an advance payment of lease rental. Alternatively, the
rentals (or selling price) to the original customer (low IIFS as the owner has the right to repossess the assets.
asset value). As Risk Mitigation that IIFS may requests is In addition the IIFS may use cap/floor to limit price
‘hamish jiddiyyah’ or security deposit; to guarantee the movement.
customer’s commitment to lease the asset. The IIFS can Secondly, Rate of Return Risk as component of
deduct the difference between the total lease rentals (or a Market Risk. Long-term Ijarah (Muntahia Bittamleek) with
rd
selling price to a 3 party) and cost of the asset when fixed rental is susceptible to changes in market
customer breaches the Agreement to Lease. conditions, e.g. higher return demanded by investors (low
004 Merit Res. J. Account. Audit. Econ. Financ.

investment return). Risk Mitigation may be an option of for damages. The insurance cost can be included as part
renewable short term leases with price reflex subject to of the fixed lease rental and cannot be charged
mutual consent or adopts variable lease rentals which are separately to the lessee.
determined according to a certain benchmark (e.g. rate of
interest). In addition The IIFS can enter into a lease
contract with a condition that the lease rental shall be Early Settlement (The customer makes an early
increased according to a specified proportion after a settlement and the IIFS gives rebate to customer due
specified period (like one year). to custom practice; exposes the IIFS to lower return
Lastly, Takaful/Insurance Risk, Shariah Compliance (Business Risk)
Risk, and Reputational Risk as main components of
Operational Risk. Takaful or Insurance Risk may appear The contract can be terminated by mutual consent.
if there is insufficient takaful to cover the mishap during Unilateral termination is allowed in cases of force
the delivery and rental period (higher cost). Shariah majeure, defect in the leased asset that materially impairs
Compliance Risk is compliance with Shariah principles in its use, total destruction of the leased asset or when a
terms of usage, operations, risk bearer and ownership termination option is stipulated in the contract. When the
transfer (non recognition of income). Reputational Risk leased asset is returned by the lessee without the
occurs when the leased asset is used for unlawful – non- lessor’s consent, lessee is obligated to continue paying
Shariah compliance purpose (withdrawal risk). the lease rental and the lessor cannot lease the asset to
another lessee.

Reject/Defective goods Default

Stages 4 of contract give an option to the lessee to reject Default in payment is when the lessee who is in a solvent
goods delivered that are not within specifications and state fails to honor the payment when due.
demand for goods that conform to the specification. In a situation where IIFS is legally allowed to
When it comes to lessor’s obligation, the lessor is repossess the goods without initiating bankruptcy order,
responsible for defects throughout the Ijarah (Muntahia rd
IIFS can sell or lease the asset to a 3 party to recover
Bittamleek) period unless such defects are due to the selling price of the goods.
lessee’s misconduct or negligence. The leased asset in Late payment, penalty charges or price increase is not
the possession of the Lessee is held in a fiduciary allowed.
capacity. When the usufruct of a leased asset is wholly or Any extension or rescheduling of payment can be
partially destroyed due to nature or not the Lessee’s done without additional charges or price increase.
misconduct, the Lessee may terminate the Ijarah This stage of contract involves four potential risks. As
(Muntahia Bittamleek) contract or renegotiate the rental part of Credit Risk the Asset Repossession Risk and
based on the prevailing market rate. As for the lessee’s Rental Acceleration Risk may appear. In the case of
obligation, when the usufruct of a leased asset is wholly Asset Repossession Risk the leased asset which is in the
or partially destroyed as a result of the lessee’s possession of the customer cannot be located/
misconduct, the lessee is obliged to restore / repair the repossessed. If repossessed, the asset cannot be sold or
leased asset. leased to another party (loss of assets). Rental
There are two operational risks which are involved Acceleration Risk is related to inability to recover the
with this stage of contract: Legal Risk and Asset future rentals that are ‘accelerated’ or declared
Impairment Risk. The first is related to the claims against immediately due upon default by the Lessee (loss of
Lessee that refuses to pay for the damaged goods invested capital). As part of Operational risk the Legal
(litigation cost, loss of claims). Risk Mitigation could be in risk and Business risk may emerge. Legal risk is
the way that the IIFS (lessor) may appoint the Lessee as associated with IIFS taking legal action when the asset
its purchasing agent to ensure that the goods purchased cannot be repossessed (litigation cost, loss of claims).
by lessor are within the lessee’s specifications. However, Business Risk may rise as new leasing arrangement may
this practice may lead to Business Risk and Shariah generate lower returns that the rental or may differ when
Compliance Risk. there is early repossession by the bank. In addition, there
The second, Asset Impairment Risk, appears when may be risk associated with disposal of leased asset after
the leased asset is destroyed (not due to lessee’s repossession at a price which is not sufficient to recover
misconduct). In this case the lessor has to provide an the amount due (low investment return).
alternative asset and failing to do so the lessee can
terminate the lease without paying rentals for the
remaining duration of the contract (additional cost, low Maturity
investment return). Risk Mitigation may involve lessor
insuring the leased asset (cost to be borne by the lessor) The Agreement Lease is not binding on the Lessee but
 Vejzagic 005

the Lessor is unilaterally binding to transfer ownership in is the lessee’s home, and the lessee enjoys protection as
the leased asset to the Lessee. The option to transfer of a tenant.
legal title /ownership of the leased asset must be
Technology risks (TR); may occur due to an
documented separately from the Ijarah contract and be incompatibility of the new accounting software or losses
effected via one of the following methods: of information on the leased assets due to external

gift or token consideration security breaches.

final installment of lease rental
In last stage of the contract two risks may come into view.
Firstly, Residual Value Risk as component of Credit risk. Application of hedging credit enhancement
Residual Value Risk may rise in the event that the techniques for Ijarah Muntahia Bittamleek
customer decides not to proceed with the purchase; the
IIFS will bear the potential loss due to the fair value of the Having identified the basic risks in Ijarah Muntahia
asset fall below its residual value estimated at lease Bittamleek, the following section explores Shariah
inception (low fair value). Secondly, Quality Risk as a part restrictions and credit enhancement techniques that may
of Operational risk. Under Ijarah Muntahia Bittamleek fit within a Shariah framework. Shariah generally
Contract, the Lessee normally pays lease rentals higher requires that in order to earn income from asset
than the prevailing rate as a consideration of the lessor’s ownership, the investor must assume the risks of
promise to transfer ownership at the end of the lease ownership. This general principle has led to certain
period. When the asset is permanently impaired and the restrictions on the use of capital protection devices in
lessee cannot purchase the asset, the lessor may be Ijarah Muntahia Bittamleek transactions. Nonetheless,
required to refund the “purchase price” to the lessee. The some techniques that are utilized to enhance the security
rental payment in excess of market rate can be regarded of leasing transactions have been met with approval from
as ‘purchase price’ paid in advance (low investment various Shariah boards.
return).

Performance or commercial risk guarantees

Other types of (Operational) risks related to Ijarah
Muntahia Bittamleek Islamic law permits a second party to guarantee the
obligations of another party (daman or kafala) with three
While a major operational risks exposure during the important limitations. First and most important, the
purchase and holding of the assets is elaborated in guarantee must be gratuitous, although the guarantor
previous section, other operational risk aspects include may recover out of pocket expenses not including the
the following: cost of capital. Second, the guarantor should be able to

Shariah compliance risk (SR); the Islamic banks need cancel the guarantee at any time before the obligation
to ensure that the asset will be used in a Shariah actually becomes due. Third, the guarantee must concern
compliant manner. Otherwise, it is exposed to non- the payment of an obligation rather than contingent
recognition of the lease income as non-permissible. losses (the guarantee is not insurance).

Fiduciary risk (FR); major maintenance is the Notwithstanding these limitations, third-party
responsibility of an Islamic bank as a lessor, as directed guarantees in the form of Islamic letters of credit or
by AAOIFI Shariah standards (2008). In addition to that, it standby letters of credit are common in murabaha
is the duty of the lessor to ensure that the usufruct is transactions. In the context of Ijarah Muntahia Bittamleek,
intact, and this is not possible unless the asset is a third-party guarantee is often structured as a put option
maintained and kept safe so that the lessor may be obtained from the bank in exchange for payment of rent.
entitled to the rentals in consideration for the usufruct. If the lessee at some future time should cease making
Thus, deficiencies in maintaining such responsibility can payments, either because it concludes that the
be deemed to be sources of FR in Ijarah contract. equipment being leased is not as valuable as the

People risk (PR); lessor is not allowed to increase the remaining installment payments or, more likely, because
rental due, in case of delay of payment by the lesse, this the purchaser has become insolvent, the lessee could
is what AAOIFI (2008) clearly exemplifies. “sell” the equipment to the bank in return for the bank
Misunderstanding of this principle by the staff is a source taking over the remaining installment payments. The
of losses caused by PR, because the income generated bank, of course, would have the right to recover its losses
from this, is not permissible from Shariah point of view. from the lessee, but in the event of insolvency such a

Legal risk (LR); the Islamic bank may be exposed to right might not be meaningful. The bank in effect
legal risk in respect of the enforcement of its contractual guarantees the payments to the lessor.
right to repossess the asset in case of default or For its role in the transaction, the bank charges a fee
misconduct by the lessee. This may be the case which is typically added to the rental price of the
particularly when the asset is a house or apartment that equipment and is not paid separately by the lessee. To
006 Merit Res. J. Account. Audit. Econ. Financ.

be acceptable for Shariah purposes, the fee should not insurance policy in most instances will have a deductible.
be a percentage of the value of the contract but should Each of these risk mitigation devices may be problematic
be a stated fixed fee payment related to the actual from a Shariah point of view.
services of the bank. A guarantee will typically not be issued without
consideration unless the guarantor is affiliated with the
ultimate lessee. Thus while affiliate guarantees may be
Protection against damage or loss acceptable, the lessee will often not have any parent
which is willing to make such a guaranty. Third-party
Insurance against contingent loss (for example, a guarantees are usually in the form of a guarantee of
guarantee against loss of an asset as a result of casualty) principal investment or a certain return, both of which are
is generally considered unacceptable in Islamic finance presumptively unacceptable in Islamic finance. Residual
because it violates principles against gambling or maysir value insurance might be available on a takaful basis in
as prohibited in the Qur’an. Typical casualty insurance the future, but now there are only a small number of
should be unacceptable for these reasons. This is companies that issue residual value insurance, and none
particularly significant in the context of Ijarah Muntahia operate Islamically.
Bittamleek transactions, since ijara requires that the risk
of damage or destruction of the asset must be borne by
the lessor. In conventional finance, the risk of such losses Derivative contracts
is placed upon the lessee, and the lessee is in turn
required to cover these risks with insurance. However, The Shariah rules prohibiting gambling (gharar) and the
other methods of transferring this risk exist. Shariah does Islamic principles linking reward with risk establish
not preclude the lessor from entering into a contract with significant barriers to the creation of Islamically
a third-party to engage in servicing activities with respect acceptable derivatives. Options, futures, forward
to the equipment. The servicing agreement may provide, contracts, and swaps all appear to be fundamentally
for example, that the servicer must monitor and supervise unacceptable.
the use of the equipment in such a way as to prevent With certain modifications, however, some forms of
damage or loss. Damage or loss that might be option contracts may be acceptable to Islamic finance.
prevented by adequate precautions can effectively be One type of contract acceptable to some Shariah
transferred to the servicing party by appropriate contract scholars is the urbun, or the earnest money contract.
provisions. Under such a contract, a buyer advances a down
Shifting the risk of loss pursuant to a servicing payment and agrees to pay an additional purchase price
agreement would not appear to violate the rule which when the goods are delivered at some future date. The
requires lessors to retain the risk of loss under the lease. purchaser may however decide not to accept the goods
The servicer is not the same as the lessee, although in in the future, in which case the seller keeps the down
some cases it may be related to the lessee. Moreover, payment. While not universally accepted, the urbun
the risk of loss has effectively been shifted pursuant to contract appears to be widely used in the Islamic finance
separate contracts which are Islamically valid. industry. For example, urbun contracts have been used
A contract provision whereby the servicer simply acts to create principal protected equity funds in which the
as insurer, guaranteeing against any catastrophe, might urbun contract is effectively a forward option against an
be considered insurance of the prohibited kind. However, Islamic equity index.
the areas of risk can be tightly restricted by service In most respects the urbun appears similar to a
provisions. It may also be possible to shift the ultimate conventional option; although the urbun can alternatively
risk of “no fault casualty” (such as a hurricane) by means be viewed as a binding contract with a liquidated
of a put option embedded in the servicing agreement and damages provision in the event the buyer fails to
compensated by the servicing fee paid to the servicer. complete the transaction. The key restrictions that are
Such a provision may not violate the rules concerning imposed in the urbun contract are that the seller must
guarantees. possess the goods to be sold throughout the urbun
period and that he cannot deal in them during this time.
For example, in the case of an urbun on stocks, the seller
Residual value insurance or guarantee must possess specific stocks to be sold over the period of
the urbun. The purchaser apparently bears the risk of
The principal techniques used for reducing residual value loss. Such contracts provide the opportunity for the
risk typically involve either guarantees of residual value application of significant risk mitigation techniques. In
issued by the originator of the leasing transactions (or Ijarah Muntahia Bittamleek transactions, the techniques
perhaps some affiliate of the originator) or through used with derivatives can be applied to large leasing
obtaining residual value insurance from in- portfolios which consist of different types of equipment,
surance companies specializing in such transactions. The risk, and lessees.
 Vejzagic 007

CONCLUSION REFERENCES

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