Rifaat Assad: Challenged his Brother for Syria’s Presidency, Aged in Exile, Pardoned by his Nephew

Rifaat and Hafez al-Assad pictured in January 1984. (AFP)
Rifaat and Hafez al-Assad pictured in January 1984. (AFP)
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Rifaat Assad: Challenged his Brother for Syria’s Presidency, Aged in Exile, Pardoned by his Nephew

Rifaat and Hafez al-Assad pictured in January 1984. (AFP)
Rifaat and Hafez al-Assad pictured in January 1984. (AFP)

The Syria that Rifaat al-Assad left when he was vice president to Hafez al-Assad decades ago is not the same one that he returned to after his nephew, President Bashar al-Assad, allowed him to return to as a “citizen.” The country has changed with its foreign alliances and role in the region. Its composition has changed and it is now “home” to five armies.

Accompanied by his wives, children and grandchildren, his first glimpses of Damascus, with its streets, checkpoints, officials and his former residence, may have rekindled memories of when he was at the height of his power. He may have recalled a time back in the 1980s when he orchestrated a “coup” against his brother and surrounded the capital.

Damascus, which 21 years ago ordered his arrest should he return from exile, rose above the wounds and received him so he can avoid imprisonment in France where he was sentenced to serve for five years. Days alone will decipher the “code” that was headlined by al-Watan newspaper last week and that said that Rifaat, 84, had returned “with no political or social role”. Days will tell the extent to which this “decree” will be implemented in Damascus and Latakia.

The brothers and the Brotherhood
When he was young, Rifaat had always been overshadowed by his stronger older brother, Hafez, who was seven years his senior. In 1952, he followed in his brother’s ideological footsteps and joined the Baath party. He also followed him in joining the military and later the interior ministry.

In March 1963, the Baath military committee, which his brother was a member of, seized power. Rifaat soon joined the military academy in Homs. After graduating, he served alongside his brother, who at the time was an air force commander.

His first military “tours” took place with Salim Hatoum and the raid of President Amin al-Hafez’s residence in February 1966. The raid was aimed at toppling the first Baath government. Under President Nureddin al-Atassi, Rifaat was tasked with commanding a special unit that was formed by the military committee to “defend the regime”.

Historians say that during the late 1960s, Syria witnessed two major conflicts. The first pitted Hafez and Rifaat against Salah Jadid and his chief of intelligence Abdulkarim al-Jundi. Between February 25 and 28, 1969, the Assad brothers launched a military operation in Damascus. Tanks moved in the capital against Jundi and Jadid loyalists. The former committed suicide on March 2, 1969, to avoid arrest. On November 17, 1970, Assad carried out the “comprehensive movement”, arresting Atassi and Jadid. Rifaat was then tasked with securing Damascus.

Rifaat became commander of the Defense Companies, which boasted some 40,000 soldiers and acted almost like an independent army that was not affiliated with the official military. Rifaat rose up the ranks in the party and he expanded his activities among students, the youth and the media.

The second conflict erupted in 1979. It pitted the regime against the Muslim Brotherhood. In December 1979, Rifaat declared it was time to “respond with force” against the movement, calling on everyone to pledge their absolute loyalty. He was quoted as saying: “Stalin sacrificed 10 million people to protect the Bolshevik revolution. Syria must do the same to protect the Baath revolution.” He threatened to wage a “hundred wars, destroy a million forts and sacrifice a million lives” to preserve the state-regime. He let loose in suppressing the uprising between 1979 and 1982. The situation reached its peak when he struck Hama in February 1982.

In 1983, he sent his paratroopers to Damascus with the command to remove the hijab off women on the streets. The move was met with widespread criticism, even his brother openly condemned him.

Edge of danger
When Hafez fell ill in November 1983, it appeared that the moment Rifaat had long awaited had arrived. He began to act as though he were the “legitimate heir”, seeing himself as the only heir. He began to rally the support of his generals, drawing the extreme ire of the president.

Vice President Abdul Halim Khaddam recalled the tense situation in his memoirs, which were seen by Asharq Al-Awsat. He said he met with Hafez in March 1978 to address the extreme campaign against Rifaat among the Syrians. “This campaign weakens the regime,” Khaddam told Hafez. “You must address the situation with Rifaat.”

Indeed, Rifaat was meddling in the affairs of state and ordering around Prime Minster Mohammed Ali Halabi, who did not dare speak out.

Khaddam added: “The president wanted his brother to succeed him, but Rifaat committed a major sin when he tried to revolt against him when he had fallen ill in November 1983.”

He recalled that Hafez had at one point in 1980 told him that he wanted to appoint a vice president for the sake of “continuity, because no one knows when their time will come.” Khaddam, who was foreign minister at the time, understood that he was referring to Rifaat. His attempted coup, however, made his brother change his mind.

Remembering the failed coup, Khaddam said that when Hafez fell ill in November 1983, commander of the republican guard, Adnan Makhlouf, informed him that the president wanted to see him at hospital. “I believed that he was a victim of an assassination attempt,” said Khaddam. “I asked: ‘Was he shot or targeted by a bomb?’ to which Makhlouf replied: ‘He was struck by a heart attack.’ I headed to the hospital immediately.”

The next day, Lebanese President Amin Gemayel was scheduled to visit Syria. Hafez asked Khaddam to postpone the visit and to cite “his preoccupation with internal matters”. When Hafez left the ICU, Khaddam contacted army commander Hikmat al-Shihabi and asked him to come to the hospital. “We agreed to take measures that would avert attempts to blow up the situation in Syria, because I was fearful of Rifaat.”

Khaddam recalled how at one point he was on the phone with the Syrian ambassador to London to request that a doctor be flown over immediately. He demanded that the best doctor be sent to Syria. He had made a similar request to the envoy in Washington. Rifaat walked in at that moment and asked why should doctors be brought from abroad? Syria has doctors, he declared. Should doctors be brought in from abroad whenever anyone falls ill? Khaddam replied: “Your brother is called Hafez al-Assad, not Hafez Khaddam. It is my responsibility to provide all conditions for his recovery because I know what sort of chaos will happen if he is gone.”

Later, Khaddam said the American ambassador revealed to him that an American envoy was coming to Damascus to meet with Rifaat. He responded: “We won’t allow him to come. Syria has a state. If the United States wanted to contact us, then it should do so through the state that I represent as foreign minister.”

The next day, the Defense Companies paraded through the streets of Damascus and Rifaat declared to the people: “I am coming.” Soon after, Khaddam met with the military, Shihabi and Defense Minister Mustafa Tlass. “We agreed to bring in two units from outside Damascus. They surrounded the city and the situation became tense. When senior officers who had pledged allegiance to Rifaat found out that Hafez was out of danger, they abandoned his brother. Rifaat became isolated.”

Tense meeting
At the time, the Central Command held a meeting. Everyone was shocked at the large numbers of Defense Companies members. Addressing the meeting, Rifaat said: “The Central Command must expel from the party Ali Duba (chief of military intelligence), Ibrahim Safi (commander of Syrian forces in Lebanon), Ali Haidar (commander of the special forces) and Mohammed Khawli (director of air force intelligence) because they are insulting me. I am the brother of the president. I should be treated like the president. If you don’t take a decision, then my forces will immediately occupy Damascus.”

Some of the members of the Central Command appeared hesitant. General Mustafa then addressed the gatherers: “These are your brothers. The problem can be solved if you meet together.” Khaddam then interjected, addressing Rifaat, he said: “You want to launch a coup? Go ahead. If every officer with a tank and soldiers wants to ride on our shoulders, then that is a dangerous thing. You have the tanks. Go ahead, make your move.” Rifaat was gradually becoming angrier. “I never said such a thing,” he retorted. Khaddam replied knowingly: “The discussion was recorded.”

After the meeting, Khaddam contacted Hafez to inform him of what happened. The president said he will check with Zuhair Masharqa, who was a member of the Central Command. Minutes later, Hafez told Khaddam that Masharqa had informed him that Rifaat did not make any threatening remarks. Khaddam told Hafez to check with the minister of defense and commander of the army because Masharqa was loyal to Rifaat. After around a quarter of an hour, Hafez contacted Khaddam again. “What you said was right. Zuhair is a coward and he lied to me,” said Hafez.

‘I am the regime’
In February 1984, Hafez carried out his retaliation. He ordered the arrest of Salim Barakat, Rifaat’s security aide. He also sent a message through their other brother, Jamil, to Rifaat, saying: “I am your older brother, whom you must obey. Do not forget that I am the one who made you.”

In March 1984, Hafez appointed Rifaat as vice president but with no official duties. In fact, this was not a form of promotion, but an attempt to curb Rifaat’s power through appointing him to a purely political role, one that would be under the constant watchful eye of the president. His security duties, as commander of the Defense Companies, were referred to Mohammed Ghanem.

Khaddam recalled how Rifaat’s appointment was announced. He said Hafez called the Central Command to meet in early March 1984. He informed the leadership that he had decided to appoint three vice presidents. He said he alone has the right to make such an order and name the officials, who were Rifaat Assad, Zuhair Masharqa and Abdul Halim Khaddam.

“I immediately told him that I didn’t want to be vice president or serve in any government or party position,” said Khaddam. “Hafez ended the meeting and then called me to his office. He asked me: ‘Why did you object?’ I replied: ‘How can you put Rifaat and Zuhair above me? Rifaat should be in jail, not act as first deputy to the president. I have worked tirelessly to serve my country. I will not practice any state or partisan work.’ He told: ‘Then take over the position of secretary of the Central Command.’ I rejected his offer and went home.”

“After about an hour, he called me back to his office. He welcomed me back with a laugh: ‘You are stubborn.’ He informed me that he issued a decree naming me as first vice president, followed by Rifaat and then Zuhair. I asked him what a vice president does. He replied that he is in charge of foreign policy. Soon after the decree was announced and I accepted.”

On March 30, 1984, Rifaat responded to the move. His soldiers entered Damascus with clear orders to seize power. They took over strategic positions throughout the capital and its surroundings. Rifaat’s forces clashes with Hafezloyalists, such as Ali Haidar of the special forces and Adnan Makhlouf of the republican guard.

Patrick Seale, author of Assad’s biography, “Assad: The Struggle for the Middle East,” wrote that had the two sides struck each other in the capital, the destruction would have been massive and the image of the regime would have been irreparably damaged. Hafez left the noose dangling enough for Rifaat to hang himself.

Hafez was in full military uniform, accompanied by his oldest son Bassel, who was to become his father’s right-hand man until his death in a car accident in 1994.

Hafez drove his car alone without any guards to confront Rifaat at the headquarters of his military command. Defense Minister Mustafa Tlass recalled the developments in a book, “Three months that shook Syria”. “Adnan Makhlouf, commander of the republican guard, informed me that Mr. president has headed alone to his brother’s headquarters in Mazzeh. He said the president had told him that if he was not back in an hour, then Tlass must carry out the plan (of confronting Rifaat’s forces),” wrote Tlass.

“Do you want to overthrow the regime?” Hafez asked Rifaat. “Here I am. I am the regime!” They argued and then Hafez offered Rifaat a way out, vowing to respect his dignity and interests and provide him with a safe exit to exile of his choosing. He promised that he would not arrest him.

In late April 1984, Rifaat sensed that the balance of power had started to lean in his brother’s favor to an extent that he could no longer move. He contacted his brother Jamil so that he could mediate a reconciliation and to say that he was ready to do anything the president wanted. Hafez was impatiently waiting for Rifaat to collapse and resign himself to the authority. He won the waiting game. Then the difficult negotiations began.

They agreed that the Defense Companies would come under the authority of the operations command in the armed forces. Rifaat would remain as vice president tasked with security affairs. They agreed that senior officers would travel with him to Moscow. On May 28, 1984, a plane carrying Rifaat and his senior officers flew to Moscow to cool down. They were summoned one by one back to Syria and Rifaat alone remained in exile.

‘My brother doesn’t love me’
It was said that prior to leaving Syria, Rifaat had thrown a huge banquet for his friends. “It appears as though my brother no longer loves me. When he sees me, he frowns. I am not an American agent. I did not conspire against my country,” he told them. “If I were a fool, I would have destroyed the entire city, but I love this place. My men have been here for 18 years, the people are used to us and they love us. Now the commandos want to kick us out.”

Rifaat returned to Syria in 1992 at the wishes of his mother, who died later that year. In 1994, he extended his condolences to Hafez when his son Bassel died. Later that year, he was discharged from his position in the army and kept his post as vice president before later being relieved of his duties.

In 1999, his supporters clashed in a gunfight with government forces in Latakia. He set up a satellite channel in London in September 1997. He established his own party in Europe that is headed by his son, Sumer. The party had called for political change and was met with criticism by loyalists and the opposition.

When Hafez died on June 10, 2000, he issued a statement to elegize him. He claimed to be his heir, but his calls fell on deaf ears. Khaddam ordered Rifaat’s arrest should he attempt to attend his brother’s funeral.

After the eruption of the 2011 protests in Syria, Rifaat stood against the regime. His son, Ribal, is openly involved in politics. Rifaat’s presence in the media gradually faded. He appeared during the presidential elections this year when he voted for his nephew at the Syrian consulate in Paris. He then sent a cable of congratulation to Bashar on his reelection. On Thursday, he returned to Syria.



Thousands Flock to Bethlehem to Revive Christmas Spirit after 2 Years of War in Gaza

 Palestinian scout bands parade toward the Manger Square near the Church of the Nativity, traditionally believed to be the birthplace of Jesus, on Christmas Eve, in the West Bank city of Bethlehem, Wednesday, Dec. 24, 2025. (AP Photo/Mahmoud Illean)
Palestinian scout bands parade toward the Manger Square near the Church of the Nativity, traditionally believed to be the birthplace of Jesus, on Christmas Eve, in the West Bank city of Bethlehem, Wednesday, Dec. 24, 2025. (AP Photo/Mahmoud Illean)
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Thousands Flock to Bethlehem to Revive Christmas Spirit after 2 Years of War in Gaza

 Palestinian scout bands parade toward the Manger Square near the Church of the Nativity, traditionally believed to be the birthplace of Jesus, on Christmas Eve, in the West Bank city of Bethlehem, Wednesday, Dec. 24, 2025. (AP Photo/Mahmoud Illean)
Palestinian scout bands parade toward the Manger Square near the Church of the Nativity, traditionally believed to be the birthplace of Jesus, on Christmas Eve, in the West Bank city of Bethlehem, Wednesday, Dec. 24, 2025. (AP Photo/Mahmoud Illean)

Thousands of people flocked to Bethlehem's Manger Square on Christmas Eve as families heralded a much-needed boost of holiday spirit. The giant Christmas tree that was absent during the Israel-Hamas war returned on Wednesday, overlooking a parade of scouts playing songs on bagpipes.

The city where Christians believe Jesus was born cancelled Christmas celebrations for the past two years. Manger Square had instead featured a nativity scene of baby Jesus surrounded by rubble and barbed wire in homage to the situation in Gaza, The AP news reported.

Cardinal Pierbattista Pizzaballa, the top Catholic leader in the Holy Land, kicked off this year's celebrations during the traditional procession from Jerusalem to Bethlehem, calling for “a Christmas full of light.”

Arriving in Manger Square, Pizzaballa said he came bearing greetings from Gaza's tiny Christian community, where he held a pre-Christmas Mass on Sunday. Among the devastation, he saw a desire to rebuild.

“We, all together, we decide to be the light, and the light of Bethlehem is the light of the world,” he told thousands of people, Christian and Muslim.

Despite the holiday cheer, the impact of the war in the Israeli-occupied West Bank is acute, especially in Bethlehem, where around 80% of the Muslim-majority city’s residents depend upon tourism-related businesses, according to the local government.

The vast majority of people celebrating were residents, with a handful of foreigners in the crowd. But some residents said they are starting to see signs of change as tourism slowly returns.

Loss of tourism devastates Bethlehem “Today is a day of joy, a day of hope, the beginning of the return of normal life here,” said Bethlehem resident Georgette Jackaman, a tour guide who has not worked in more than two years.

She and her husband, Michael Jackaman, another guide, are from established Christian Bethlehem families that stretch back generations. This is the first real Christmas celebration for their two children, aged 2 1/2 and 10 months.

During the war, the Jackamans pivoted to create a website selling Palestinian handicrafts to try to support others who have lost their livelihoods.

During the Gaza war, the unemployment rate in the city jumped from 14% to 65%, Bethlehem Mayor Maher Nicola Canawati said earlier this month.

A visitor from France, Mona Riewer, said that “I came because I wanted to better understand what people in Palestine are going through, and you can sense people have been through a very hard time."

Although friends and family cautioned her against coming due to the volatile situation, Riewer said being in Bethlehem helped her appreciate the meaning of the holiday.

“Christmas is like hope in very dark situations, a very vulnerable child experiencing harshness,” she said.

Despite the Gaza ceasefire that began in October, tensions remain high across much of the West Bank.

Israel’s military continues to carry out frequent raids in what it says is a crackdown on militants. Attacks by Israeli settlers against Palestinians have reached their highest level since the United Nations humanitarian office started collecting data in 2006. Israel captured the West Bank in the 1967 Mideast war.

The internationally recognized Palestinian Authority has limited autonomy in parts of the territory, including Bethlehem. Palestinian President Mahmoud Abbas is expected to attend midnight Mass for the first time in two years, the mayor said.

As poverty and unemployment have soared, about 4,000 people have left Bethlehem in search of work, the mayor said. It’s part of a worrying trend for Christians, who are leaving the region in droves.

Christians account for less than 2% of the West Bank’s roughly 3 million residents. Across the Middle East, the Christian population has steadily declined as people have fled conflict and attacks.

The beginning of a return to normal life Fadi Zoughbi, who previously worked overseeing logistics for tour groups, said his children were ecstatic to see marching bands streaming through Bethlehem's streets.

The scouts represent cities and towns across the West Bank, with Palestinian flags and tartan draped on their bagpipes, drummers spinning mallets adorned with pompoms. For the past two years, the scouts marched silently as a protest against the war.

Irene Kirmiz, who grew up in Bethlehem and now lives in Ramallah, said the scout parade is among her favorite Christmas traditions. Her 15-year-old daughter plays the tenor drum with the Ramallah scouts.

But her family had to wake up at 5 a.m. to arrive in time for the parade and waited upwards of three hours at Israeli checkpoints. The drive previously took 40 minutes without the checkpoints that have increasingly made travel difficult for Palestinians, she said.

“It's very emotional seeing people trying to bounce back, trying to celebrate peace and love,” Kirmiz said.

The Israeli Ministry of Tourism estimates 130,000 tourists will visit Israel by the end of December, including 40,000 Christians. In 2019, a banner year for tourism before the pandemic, the tourism ministry said 150,000 Christian tourists visited during Christmas week alone.

During the previous two years, the heads of churches in Jerusalem urged congregations to forgo “any unnecessarily festive activities.” They encouraged priests and the faithful to focus on Christmas’ spiritual meaning and called for “fervent prayers for a just and lasting peace for our beloved Holy Land.”


Israel Planning to Exploit Druze File to Weaken Sharaa’s Rule in Syria

Head of the Military Council, Tareq al-Shoufi, is seen with his fighters.
Head of the Military Council, Tareq al-Shoufi, is seen with his fighters.
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Israel Planning to Exploit Druze File to Weaken Sharaa’s Rule in Syria

Head of the Military Council, Tareq al-Shoufi, is seen with his fighters.
Head of the Military Council, Tareq al-Shoufi, is seen with his fighters.

After the ouster of former president Bashar al-Assad, Israel supported Druze fighters in the south, in an effort to weaken Syria’s new government under the rule of President Ahmed Al-Sharaa and thus complicate his efforts to unify the country after its long civil war, according to a Washington Post report on Tuesday.

Current and former Israeli officials said this policy was not an immediate reaction to developments, but rather the result of a pre-planning that began months before the collapse of the Assad regime.

Since 2024, Druze leaders in Israel sought out a Syrian Druze counterpart who could help lead the 700,000 Druze in Syria in case the Assad regime collapsed, two former Israeli officials directly involved in the effort said.

Tareq al-Shoufi

Israeli officials told the Washington Post that Israel turned to Tareq al-Shoufi, a former colonel in Assad’s army.

A former Israeli official recalled tapping “20 men with military experience, dishing out ranks and tasks, and beginning to work on what was called the ‘Military Council’” in the Druze stronghold of Sweida province in southern Syria.

At the time, the Military Council, led by Shoufi, enjoyed the support of Sheikh Hikmat al-Hijri, a fiery, 60-year-old Venezuelan-born Druze cleric who has called for the establishment of a self-governing Druze state backed by Israel, a founding member of the council said.

One the former Israeli officials said that to help Shoufi renovate an old building as a command center and buy uniforms and basic equipment, Druze members of the Israeli security establishment funneled him $24,000 via the Syrian Democratic Forces (SDF).

The official added that the money was meant to tide over the Council until the Assad regime fell.

SDF role

The Post revealed that the SDF played a pivotal role in supporting Druze fighters.

The former Israeli official and two Druze commanders in Syria said up to half-million dollars were separately sent by the SDF to Hijri’s forces.

The SDF also trained Druze fighters, including women, in Kurdish-controlled areas in northern Syria, with that training reportedly continuing to this day, according to a senior Kurdish official.

Arms confiscated from Hezbollah, Hamas

The Washington Post report said when the Assad regime fell on December 8, 2024, Israel sprang directly into action.

Weapons supplied to the Druze by Israel included arms previously seized by fighters from Hezbollah and Hamas. A Druze commander told the Post that they also received sniper rifles, night vision equipment and machine gun ammunition.

Israelis are also providing monthly payments between $100 to $200 to about 3,000 Druze fighters from Hijri’s forces, two Druze officials said, further demonstrating that it continues to maintain a counterweight to the central Syrian government.

‘Fluid’ situation

The report also revealed that Israel provided Druze fighters with anti-tank missiles and satellite imagery that were used during battles against Syrian government forces, giving them a clear field advantage.

Today, Israeli officials and others briefed on their thinking say the situation in Syria — and Israel’s policy toward the Druze — remain fluid, according to the Washington Post report.

Backing an independent state would create a situation where “Israel needs to now defend a population that’s 100 kilometers away from the border,” an Israeli adviser said. “If we have an interest here, it’s not to create an independent Druzistan.”

Israeli officials have also grown wary of the internal power struggles that emerged among the Syrian Druze.

In August, Hijri sought to be recognized as the sole legitimate military authority among the Syrian Druze, and the “National Guard,” a new militia led by Hijri and his son Suleiman, replaced the Military Council as the recipient of weapons from Israel, according to a Syrian Druze commanders and the two former Israeli officials directly involved.

The move led to schisms among Druze commanders.

After US President Donald Trump first shook hands with Sharaa in May, Israel in August halted the flow of weapons to the Druze, Israeli and Druze officials revealed.

Therefore, Israel’s support for the Druze is carefully calibrated.

Israeli analysts warned that propping up an autonomous Druze state or proxy militia would represent a far different mandate than cooperating with them to secure Israel’s border.

One government adviser noted that Israel did not have a “good experience in south Lebanon,” where it supported a pro-Israel militia called the South Lebanon Army for two decades before the group crumbled in the face of Hezbollah advances in 2000.

Druze state stretching to Iraq

A Western official told the Post that Hijri prepared maps of a proposed future Druze state stretching all the way to Iraq and pitched it to at least one major Western government in early 2025.

The newspaper revealed that Israel is using the Druze paper in South Syria to undermine Sharaa’s ability to centralize power.

It said Israel is practicing a “shadow” policy in Syria: planned support for minorities, limited military intervention and tactical openness to negotiation, without a clear commitment to a final political path.

The report shows that the future of Israel’s policy towards Druze in south Syria remains dependent on the ability of Sharaa’s government to consolidate its power over the entire territory, and how willing Washington is to balance its bets on Sharaa to restore stability in Syria and respond to Israeli security concerns.


‘No Male Visitors’: Gaza Rents Soar Under Tight Restrictions

A woman sits next to her tent on an alley of a makeshift tent camp for displaced Palestinians in Deir al-Balah, central Gaza Strip, Tuesday, Dec. 23, 2025. (AP)
A woman sits next to her tent on an alley of a makeshift tent camp for displaced Palestinians in Deir al-Balah, central Gaza Strip, Tuesday, Dec. 23, 2025. (AP)
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‘No Male Visitors’: Gaza Rents Soar Under Tight Restrictions

A woman sits next to her tent on an alley of a makeshift tent camp for displaced Palestinians in Deir al-Balah, central Gaza Strip, Tuesday, Dec. 23, 2025. (AP)
A woman sits next to her tent on an alley of a makeshift tent camp for displaced Palestinians in Deir al-Balah, central Gaza Strip, Tuesday, Dec. 23, 2025. (AP)

For weeks, Nafez al-Ghorani has moved from one lead to another, spending long, punishing days searching for an apartment to rent, clinging to the hope of finding a roof for his family until they can return to their own home in Gaza.

A resident of Sheikh Radwan in the city’s north, al-Ghorani is now displaced in Khan Younis in the south, where his search has collided with a stark reality, as widespread destruction has left most homes and residential buildings uninhabitable.

Finding an apartment was not the only challenge facing al-Ghorani and hundreds of others each day. More difficult still are the complex conditions imposed by landlords when someone is fortunate enough to find a vacant unit.

Al-Ghorani, who currently lives in a tent in Khan Younis, told Asharq Al-Awsat that whenever he finds an apartment suitable for rent, the owner asks for a copy of his identity card to conduct background checks, either in his original neighborhood before his home was destroyed or through other parties, before approving the lease.

He said his requests were rejected several times for reasons he could not understand.

In one instance, after agreeing on rent with a landlord, al-Ghorani was surprised by a condition barring him from receiving any male visitors in the apartment, even his brothers, over fears that one of them might belong to a Palestinian faction, which could expose the building to an Israeli strike.

Al-Ghorani said he rejected the condition, and the landlord, in turn, refused to rent the apartment.

Al-Ghorani said that finding an apartment for rent, even at exorbitant prices, has become nearly impossible amid the complications imposed by homeowners who fear for their properties and their own safety.

While he considers such concerns a legitimate right, he pointed to what he described as excessive and sometimes unjustified conditions, including those that prevented him from renting despite the fact that neither he nor any of his five children belongs to any faction.

Forced choices

With only a small number of homes and apartments left standing in Gaza after widespread destruction across large parts of the enclave, residents fear being targeted by Israeli strikes as ceasefire violations continue following the truce that took effect on Oct. 10.

In a report published early this year, the United Nations Office for the Coordination of Humanitarian Affairs said 92 percent of housing units in Gaza have been destroyed or damaged.

The office said 436,000 housing units were affected by the war, with 160,000 completely destroyed and 276,000 partially damaged, some severely.

The report stated that more than 1.8 million people are in urgent need of emergency shelter and basic household essentials.

Fadl al-Shanti, who owns a six-story residential building in western Gaza City, said he cannot rent to anyone without first inquiring about them, calling it a fundamental right to protect his building and the lives of his family members who live in one of its apartments.

Speaking to Asharq Al-Awsat, he said Israel does not wait for permission when it decides to strike a suspected militant and has committed dozens of massacres against entire families and buildings to kill a single person.

“The lives of my family and those living in the building are a trust I carry as part of my responsibilities,” he said.

He added that as a building owner, he is not against his own people, whether they belong to a Palestinian faction or not, but said there are compelling circumstances and harsh conditions that cannot be ignored.

“I cannot sacrifice the lives of several families for one person who can find an alternative place,” he said.

Al-Shanti acknowledged that some landlords have sharply raised rents, yet demand among those forced to seek housing remains high. He said he personally raised the rent from prewar levels to about $800 from $500 previously, while most landlords now demand between $1,000 and $1,500 for apartments ranging from 130 to 170 square meters.

Before the war, rents ranged from $200 to $500, while furnished apartments rented for up to $700 per month.

A citizen without a homeland

Conditions imposed by landlords do not stop there. Some landlords refuse to rent to families with more than six members or impose conditions related to water, such as requiring tenants to share the landlord’s limited water allocation due to severe shortages.

It has also been noted that most apartment owners refuse to rent to people working in certain professions, such as journalists, medical staff and university professors, due to their repeated targeting by Israel during the war.

Haitham Omar, who was also searching for an apartment, said he was shocked by the excessive price hikes and the onerous conditions, in addition to payments demanded by brokers and intermediaries who market the apartments.

Speaking to Asharq Al-Awsat, he stated that a landlord demanded $1,300 per month for a two-room apartment with a kitchen and living room.

“I am a simple citizen working in a private sector company, and all I earn monthly is $550,” he said.

Even damaged units have not escaped high rents. Omar said the owner of a damaged apartment demanded about $600 a month, even though parts of it were covered with tarpaulins, describing the situation as unjust.

With bitterness in his voice, he added, “They were right to say that a home is a homeland, and today we are without a homeland.”

Even women are barred from visiting

Iman al-Attar, a young woman who works as an online intermediary between landlords and tenants, noted that some conditions are viewed by many as normal, adding that apartment owners fear that tenants may host displaced relatives in the same unit, which can affect building services.

She recounted an incident in which a landlord imposed a condition banning the tenant from receiving any guests, men or women, claiming that Israel had struck women because their husbands were faction members. She said the tenant rejected the condition outright.

As for banning male visitors, al-Attar said it has become a frequent practice and is now often included as a clause in rental contracts.

She did not deny that most apartment owners are exploiting the current situation, with no clear vision for reconstruction or a definitive end to the war, to impose their conditions and raise rents to excessive levels.