Security Deposits in Saudi Arabia: The Law, the Limits, and How to Get Yours Back
Saudi law caps deposits at 5% of contract value. Ejar holds them in a regulated wallet. Here's what landlords can deduct, what they can't, and how to escalate through REGA and the Rental Disputes Committee.
Two months after move-out, the keys are back with the landlord, the unit is empty, and the deposit hasn’t budged from wherever it’s sitting. Messages go unread. So what’s the next move?
If you’ve googled “security deposit Saudi Arabia”, you’ve found a confusing mix — Dubai law, old forums, people who haven’t read the REGA framework. This piece is a plain-language map of what Saudi rental law says about deposits, what landlords can and cannot deduct, how Ejar protects you, and how to escalate — under the 2025 Regulatory Provisions Governing the Lessor–Lessee Relationship, supervised by the Real Estate General Authority (REGA). Not legal advice — the rules and the routes.
What to Remember When You Hand Back the Keys
- Saudi regulations cap deposits at 5% of total contract value. Customary on the Ejar standard contract: one month’s rent (two for villas, compounds, or furnished units).
- Deposits paid through Ejar are held in a regulated escrow-style wallet, not the landlord’s pocket.
- The deposit is released after both parties sign the digital handover form on Ejar.
- Deductions are limited to documented damage beyond normal wear, unpaid utilities, or unpaid rent. Burden of proof is on the landlord.
- If they refuse, escalate through REGA’s experts, the Saudi Real Estate Arbitration Center, and the Rental Disputes Committee (لجنة فض المنازعات الإيجارية).
- Strongest weapons: written inventory at move-in, dated photos, and a properly registered Ejar contract.
1. What Saudi Law Actually Says
Until 2025, Saudi rental law on deposits was largely contractual — whatever the lease said, mostly went. That changed when the Cabinet approved the new Regulatory Provisions, with REGA as the competent authority.
Two anchors. The deposit is optional — nothing in Saudi law forces a tenant to pay one. It’s a term written into the Ejar contract. It is capped: regulations limit deposits to a maximum of 5% of total lease value. Anything beyond is legally treated as advance rent — which matters when you come to recover the money.
In day-to-day practice, the Ejar standard contract sets a customary amount:
| Property type | Typical deposit | Legal ceiling |
|---|---|---|
| Apartment, unfurnished | 1 month’s rent | 5% of contract value |
| Apartment, furnished | 1–2 months’ rent | 5% of contract value |
| Villa or townhouse | 1–2 months’ rent | 5% of contract value |
| Compound unit | 1–2 months’ rent (higher in premium compounds) | 5% of contract value |
| Corporate / employer-leased | Often waived or paid by the company | 5% of contract value |
If you’re asked for more than a month’s rent on an ordinary apartment, push back. The amount must be written into the Ejar contract — keep a copy.
2. Where Your Deposit Actually Sits
One of the most underrated protections in the system. On a properly registered Ejar contract, your deposit does not go to the landlord’s bank account. It’s paid through Ejar and held in a regulated wallet, separate from the landlord’s funds. At lease end, both parties sign a digital handover form, and the deposit is released — to you, to the landlord, or split — based on what’s agreed.
An unregistered side deal (cash, no paper trail) leaves you exposed. A registered contract gives you a regulated process.
3. What Landlords Can (and Cannot) Deduct
Most disputes happen here. A landlord can recover documented losses caused by the tenant, but cannot use the deposit as profit or as a fee for normal business costs.
| Deduction | Legal? | Notes |
|---|---|---|
| Unpaid rent for the contract period | Yes | Documented; usually obvious from Ejar payment history. |
| Unpaid SEC or water bills | Yes | Landlord must show the bill and date of consumption. |
| Repair of damage clearly caused by you | Yes | Burden of proof on the landlord — photos, invoices, tenancy link. |
| Missing items per a signed inventory | Yes | Only if there’s a written, agreed inventory from move-in. |
| Professional cleaning if the contract specifies it | Yes | Must be stipulated in writing. |
| Normal wear and tear (faded paint, minor scuffs, worn taps) | No | The cost of doing business as a landlord. |
| Pre-existing damage you didn’t cause | No | Hence the importance of a move-in inventory. |
| Routine cleaning between tenants | No | Unless the contract specifically requires it. |
| ”Administrative fees”, “handover fees”, broker commissions | No | These cannot come out of your deposit. |
| Repainting because the next tenant wants a different colour | No | Preparation for the next lease, not damage. |
| Replacing items that have reached the end of useful life | No | Depreciation isn’t the tenant’s responsibility. |
The phrase to know is “normal wear and tear” — defined as the inevitable change to a property and its contents from time and daily use. Expected, built into the rental price, not deductible. A small mark on the wall after a year is wear. A hole punched through the drywall is damage.
4. The Inventory Problem (and How to Fix It Yourself)
Most tenants in Saudi Arabia never receive a written inventory at move-in. Eleven months later, every existing scratch becomes evidence against you.
On move-in day — before you unpack:
- Walk every room with your phone camera. Dated photos and a slow video walkthrough. Open cabinets, check under sinks, photograph the oven, AC filters, and meter readings.
- Write a one-page inventory. Every appliance and its condition, every visible defect, every piece of furniture if furnished.
- Send it to the landlord by WhatsApp, email, or in the Ejar app. Their reply — even a thumbs-up — is evidence.
- Photograph SEC and water meter readings. Protects you against being charged for someone else’s consumption.
About 45 minutes. The highest-return admin you’ll do as a tenant.
5. Documentation That Wins Disputes
If a dispute reaches REGA or the Rental Disputes Committee, the side with better paperwork wins. Keep, from day one:
- Dated photos and video at move-in and move-out.
- The signed Ejar contract and any inventory annex.
- Receipts for every SEC and water bill you paid.
- WhatsApp logs with the landlord — never delete the chat. Get any verbal agreement confirmed in writing.
- The handover form, signed by both parties.
- Bank transfer confirmations for any payments outside Ejar.
Tenants lose disputes for one reason above all: no records.
6. How Ejari Fits In
Your deposit’s safety depends almost entirely on one thing: that the contract sits inside the registered Ejar framework rather than as a handshake on the side. Ejari operates within that framework. We’re a REGA-licensed platform that settles your annual rent with the landlord on day one — which only happens once the lease is formally registered on Ejar. The result for you is a contract with a real audit trail: the deposit lands in the regulated wallet, payments are logged, and the paperwork already exists if a dispute later forces you to lean on it.
7. The 60-Day Question
You’ll see “60 days” online as the deadline for deposit return. Be careful — in current Saudi practice, the 60-day window is most clearly defined for contract renewal notices, not deposit return. Either party must give 60 days’ notice before contract end if not renewing. Deposit return is tied to the digital handover on Ejar: once both parties sign, the deposit is released.
Practical takeaway: don’t wait passively. As soon as you’ve vacated, push for the digital handover to be signed. Every day it sits unsigned is a day your money sits in limbo.
8. How to Escalate — Step by Step
Step 1: Formal written demand. A clear, dated letter — sent via email and WhatsApp with read receipts. Short and factual.
Dear [Landlord name],
This letter concerns the security deposit of SAR [amount] paid for the lease at [address], registered on Ejar under contract [number]. The lease ended on [date], the property was returned in [condition], and the deposit has not been returned nor any deduction documented to me.
I request full return within fourteen (14) days. If you wish to claim a deduction, please provide written evidence (photos, invoices, or inventory references) in the same period. Failing a response, I will refer the matter to REGA and the Rental Disputes Committee.
Regards, [Your name, ID, contact]
This letter alone resolves a surprising number of cases. Most landlords don’t want a REGA file opened.
Step 2: REGA’s expert assessment. For genuine damage disputes, REGA assigns specialists to evaluate the unit. Burden of proof on the landlord.
Step 3: The Rental Disputes Committee (لجنة فض المنازعات الإيجارية). The dedicated judicial body for landlord–tenant disputes. Cases are filed electronically; the committee can order release of the deposit and, in some cases, compensation. Many cases now resolve in weeks under the modernised framework.
Step 4: Reconciliation or arbitration. Ejar offers reconciliation services, and the Saudi Real Estate Arbitration Center provides a more flexible route — both worth considering before a full hearing.
9. Special Cases: Compounds, Furnished, Corporate Housing
- Compound units often demand higher deposits — sometimes two months’ rent, plus fees for access cards or fit-out. Get every fee in writing in the Ejar registration, or you may not owe it.
- Furnished apartments legitimately carry higher deposits. The inventory matters more — insist on a written, photographed, signed inventory.
- Corporate housing often has the deposit waived or paid by the employer. If they paid it, they — not you — may be entitled to its return.
10. Red Flags Before You Sign
- Refuses to register on Ejar. Hard stop — an unregistered contract is not legally binding in Saudi Arabia. Walk away.
- Wants cash for the deposit, not an Ejar transfer. Cash leaves no trail. Insist on the platform.
- Refuses to sign or share a written inventory. Create one yourself and send it — silence becomes implied acceptance — or reconsider the unit.
- Deposit exceeds 5% of contract value. Legally, the excess is advance rent. Get it in writing.
- Vague “administrative fees”. Ask what each one is. If they can’t explain, it’s not legitimate.
Frequently Asked Questions
Is a security deposit legally required? No — it’s an optional contractual term. Most landlords ask, but the law does not force you to pay.
Is there a legal maximum? Yes — 5% of total contract value. Anything beyond is legally advance rent.
Can the landlord deduct for repainting between tenants? Generally no, unless damage exceeds normal wear.
What if I never got an inventory at move-in? Create one yourself now, with dated photos. Send it to the landlord — their silence or reply becomes evidence.
Where is my deposit held? If the contract is on Ejar, in a regulated wallet within the platform — not the landlord’s account.
How long should I wait before escalating? Send a formal written demand giving 14 days. If nothing happens, file with REGA and the Rental Disputes Committee.
Does Ejari hold my deposit? No. Ejari pays your annual rent upfront to the landlord; the deposit is separate, paid through Ejar.
A Final Word
One takeaway: a properly registered Ejar contract is your single best protection. Without it, you paid cash to someone who may or may not remember the arrangement at settle-up. With it, you’re inside a regulated system — documented evidence, an escrow-style wallet, and a dedicated dispute body.
A deposit only stays safe inside a properly registered Ejar contract — and many landlords still prefer their annual rent in one cheque rather than twelve. Here’s the good news: with Ejari, both sides get what they want. We’re a REGA-licensed platform, and we hand your landlord the full year on signing while you pay us in twelve monthly instalments — which makes Ejar registration the easy choice for both parties. Your deposit then sits where it belongs: inside the regulated wallet, behind a documented contract, ready to come back to you the day you hand back the keys. See how it works at ejari.sa.
