How Do Landlord-Tenant Regulations Work in Saudi Arabia Under Ejar, REGA, and the New 2025 Framework?
- Elaqat Team
- Nov 12
- 12 min read
If you rent a home or office in Saudi Arabia, you’ve probably heard at least one of these questions:
“Can my landlord still raise the rent next year?”
“Is my Ejar contract enough if something goes wrong?”
“Do I really have to register the lease online?”
The short answer: yes, things have changed, and they’re still changing.
Over the last few years, the Kingdom has been moving toward a much more structured rental system. A national digital platform (Ejar), a unified tenancy contract, new regulatory provisions issued in 2025 under the supervision of the Real Estate General Authority (REGA), and the five-year rent freeze in Riyadh have all reshaped the relationship between landlords and tenants.
This guide walks through that framework in plain language. It’s written for:
Tenants who want to understand their rights before signing or renewing a lease
Landlords who want to comply with the current regulations and avoid costly mistakes
Brokers and property managers who need a clear summary for day-to-day practice
It’s informational, not formal legal advice, but it should give you a solid working understanding of how the rental system actually operates today.
1. The Big Picture: Who Regulates What?
Saudi Arabia does not have one standalone “Landlord-Tenant Law” with that exact title. Instead, the relationship between landlord and tenant is shaped by:
General laws and judicial principles
Sector-specific regulations and provisions
Digital systems like Ejar
Oversight by REGA and the Ministry of Justice
1.1 Key Institutions
The main players today are:
Real Estate General Authority (REGA) REGA is the central regulator for the real estate sector, including leasing. In 2025, the government issued Regulatory Provisions Governing the Relationship Between the Lessor and the Lessee, and designated REGA as the competent authority to implement and enforce them.
Ejar platform: Ejar is the national electronic platform for tenancy services. It standardizes the unified tenancy contract, authenticates parties, and documents leases in a way that public authorities and courts can rely on.
Ministry of Justice & Enforcement Courts: When a lease is documented and authenticated through Ejar, it becomes an executive document. That allows landlords to go directly to enforcement courts to collect unpaid rent or enforce eviction, following the applicable procedures.
Saudi Real Estate Arbitration Center & Reconciliation services: These institutions provide mediation, reconciliation and arbitration specifically tailored to real estate and Ejar disputes. They sit alongside the court system as faster or more flexible alternatives.
Here’s a quick snapshot:
Body / Platform | Main Role in Rental Relationships |
REGA | Issues and applies rental regulations and 2025 regulatory provisions; supervises the sector |
Ejar | Registers and authenticates leases; issues unified tenancy contracts; supports enforcement |
Enforcement Courts (MoJ) | Enforce authenticated Ejar leases as executive documents (rent collection, eviction, etc.) |
Real Estate Arbitration Center | Arbitration and conciliation services for real estate and Ejar disputes |
Reconciliation for Ejar Beneficiaries | Mediation service to resolve disputes amicably between landlords and tenants using Ejar |
2. Ejar and the Unified Tenancy Contract: The Backbone of Modern Leases
In today’s market, a simple handwritten contract is no longer enough if you want proper protection. Practically speaking, if it isn’t on Ejar, it’s much harder to enforce.
2.1 What Is Ejar?
Ejar is an electronic platform created to:
Standardize lease contracts
Verify the identity of landlords and tenants
Document contracts in an official, electronic form
Provide services related to rent payments and disputes
For landlords and tenants, that means:
The lease is generated in a unified format that reflects approved clauses
Parties are authenticated (via national ID, Absher, etc.)
The contract is stored electronically and can be accessed later
Payments and obligations can be linked to a specific, documented contract
2.2 Unified Tenancy Contract as an Executive Document
When a lease is documented in Ejar using the unified tenancy contract and properly authenticated, it becomes an executive document. In practice, this has big consequences:
If the tenant stops paying rent, the landlord can apply directly to the enforcement court using Ejar’s enforcement services.
The court can issue orders for payment and, if necessary, eviction, based on the contract as documented on Ejar.
Parties can still add extra clauses in the “special conditions” section, but if those additions are disputed, they may be examined in more detail by the courts. The core unified contract, however, is treated as an enforceable instrument.
3. What Usually Goes into a Residential or Commercial Lease?
Every contract is different, but Ejar-based leases tend to cover the same main themes.
Typical contents include:
Parties: Landlord (lessor) and tenant (lessee) details
Property description: Unit number, building, location, permitted use
Term: Start and end dates, and whether renewal is automatic or by agreement
Rent and payment schedule: Total annual rent, payment frequency, method
Security deposit: Amount, how it is held, conditions for refund
Maintenance responsibilities: Which party handles which types of repairs
Use of the premises: Residential only, office use, retail, etc.
Subletting and assignment: Whether they are allowed and under what conditions
Grounds for termination: Breach, non-payment, destruction of premises, regulatory changes, and so on.
On Ejar, many of these points are standardized. The benefit is that both sides know they are working with a contract format that is recognized by REGA, the platform, and the enforcement system.
4. Landlord Responsibilities: Beyond Collecting Rent
Under the unified contract and current regulatory approach, landlords are not passive recipients of rent. They have clear responsibilities.
4.1 Delivering a Usable, Safe Property
A landlord is expected to:
Deliver the property in a condition suitable for the agreed use (habitable if it’s housing, workable if it’s an office, etc.)
Address major or structural defects that make the property unsafe or unusable
Comply with any regulatory requirements that apply to the type of building or use
If serious defects prevent the tenant from using the property as agreed, that can justify demands for repairs, rent reduction, or (in serious cases) termination or non-renewal.
4.2 Maintenance: “Emergency” vs “Routine”
Saudi regulations and court practice don’t spell out a rigid list for every scenario, but in most leases you’ll see an understanding that looks like this:
Type of Maintenance | Typical Responsibility* | Examples |
Structural / major systems | Landlord | Main plumbing lines, electrical panels, roof leaks, central AC units (if included) |
Health & safety issues | Landlord (immediately) | Gas leaks, exposed wiring, broken main door lock |
Minor wear & tear / consumables | Tenant | Light bulbs, basic fixtures, routine cleaning |
Damage caused by misuse or negligence | Party who caused the damage | Broken doors or windows from misuse, damage during alterations |
Always check your actual lease, because parties can allocate certain tasks differently.
Landlords who respond quickly to genuine emergencies reduce their legal risk and protect the value of their property. Tenants who take care of minor issues themselves and report serious ones promptly help keep the relationship smooth.
4.3 Rent Collection and the Special Case of Riyadh
Outside specific regulatory measures, landlords and tenants are free to agree:
The amount of rent
Payment frequency (monthly, quarterly, annually)
Payment method (bank transfer, etc.)
The key is that these details must be clear in the contract and on Ejar.
Since September 2025, however, Riyadh has its own special rules:
A five-year rent freeze applies to residential and commercial properties within the city’s defined urban boundary.
During that period, rent is fixed at the level recorded as of the effective date of the freeze, subject to the detailed provisions.
Violations can lead to administrative penalties, including fines and an obligation to compensate the tenant. In some cases, reporters can receive a share of the fine.
For landlords, this means building business models on stability and compliance rather than yearly increases. For tenants, it means more predictable housing or business costs, at least in the affected zone.
4.4 Eviction: A Regulated Process, Not a Surprise
Landlords cannot “self-help” by changing locks, cutting electricity, or removing belongings to force a tenant out. Where a lease is properly documented in Ejar and the tenant defaults on rent or commits a serious breach, the normal steps look like this:
Enforcement request via Ejar: The landlord uses the Ejar service for rent collection and eviction enforcement, attaching the documented contract and evidence of default.
Enforcement Court review: The enforcement system treats the unified Ejar lease as an executive document and processes the request in accordance with enforcement procedures.
Execution of orders: If the court issues an order for payment or eviction, it is executed through official channels, not by unilateral action from the landlord.
Recent regulatory provisions also limit when landlords; particularly in Riyadh; can insist on vacating or refuse to renew without a justified reason recognized by the framework.
5. Tenant Rights and Protections: More Than “Just Pay on Time”
Tenants sometimes assume they have very few rights. The current regulatory framework actually offers more protection than many people realize, especially for leases documented in Ejar.
5.1 Security Deposits: Recording and Refund
In practice:
The amount of the deposit is agreed in the lease. Often it is the equivalent of one or two months’ rent, but this is not fixed by a single number in the regulations.
The deposit is recorded in the Ejar contract, and in many cases it can be held and later released through services linked to the platform.
At the end of the lease, the deposit should be refunded after deducting any agreed amounts for documented damages beyond normal wear and tear or unpaid sums under the contract.
To protect themselves, tenants should:
Take clear photos and videos when they move in and share them with the landlord or agent
Keep proof of requests for major repairs where damage isn’t their fault
Repeat the photo exercise on move-out and request a written explanation if any amount is withheld
5.2 Privacy and Access to the Property
Saudi law strongly protects the privacy and inviolability of homes. Landlords are expected to respect that, while still needing reasonable access for inspections, repairs and, at times, viewings for future tenants.
The healthy balance usually looks like this:
Non-urgent visits are scheduled in advance, at reasonable times, and with the tenant’s knowledge.
Emergency situations (fire, major leak, clear risk to safety) justify immediate access to prevent harm.
Access arrangements and notice requirements are written into the lease so both sides know what to expect.
Tenants should feel comfortable asking, “When exactly will someone come? Who will enter? What will they do?” Landlords should see that as normal, not as resistance.
5.3 Renewal and Termination: What the 2025 Provisions Changed
Renewal and termination used to be driven almost entirely by whatever was written in the contract. That is no longer the whole story.
Under the 2025 Regulatory Provisions Governing the Relationship Between the Lessor and the Lessee, and the accompanying measures for Riyadh:
Many leases in Riyadh are subject to automatic renewal at the existing rent, unless one of the recognized grounds for non-renewal is present (such as serious breach, structural issues making the property unusable, or documented need for the landlord’s own use in line with the provisions).
Landlords generally cannot rely on a simple preference for a higher-paying tenant as a sole reason to refuse renewal in the protected period.
REGA has authority to extend or adapt similar controls to other areas if needed, through further decisions.
Outside the regulated freeze areas, renewal and termination remain more contract-driven, but still must comply with overarching regulatory rules and general principles of fairness.
5.4 Early Termination by the Tenant
Tenants sometimes need to leave early; for example, because of job changes, family circumstances, or other serious reasons. Usually:
The lease will state whether early termination is allowed and what the consequences are (for example, paying rent for the remainder of the term, or a specified penalty).
If the landlord has seriously failed to meet their obligations; such as refusing to address major defects that make the property unsafe; the tenant may have stronger grounds to exit without the full penalty, subject to legal assessment.
Because early termination can quickly become complex, it’s wise to:
Document all issues carefully (photos, messages, inspection reports)
Try to negotiate a reasonable solution (e.g., finding a replacement tenant)
Seek advice or use reconciliation or arbitration services if the landlord refuses any compromise
6. The 2025 Rental Regulatory Framework and Riyadh Rent Freeze
These developments are central to understanding the current landscape.
6.1 What the 2025 Regulatory Provisions Do?
In September 2025, the government approved and published Regulatory Provisions Governing the Relationship Between the Lessor and the Lessee. These provisions:
Form a structured regulatory framework for rental relationships
Confirm REGA’s role as the competent authority in implementing and supervising these rules
Seek to stabilize the rental market and reduce uncontrolled rent inflation
Tie many protections and enforcement mechanisms to contracts documented in Ejar
Provide for violations and penalties where parties ignore or circumvent the framework
They sit within a broader Vision 2030 context of building a more transparent, stable and investor-friendly housing and real estate market.
6.2 Riyadh’s Five-Year Rent Freeze
The most visible measure is the five-year suspension of rent increases in Riyadh’s urban area:
It covers both residential and commercial leases within the defined boundary.
Rent is effectively fixed at the level recorded as of the reference date, with detailed rules on how new and existing contracts are treated.
Violations can lead to fines calculated with reference to the rent amount, in addition to compensation for tenants.
Systems are in place to allow tenants or third parties to report violations, with the possibility of a reward in certain cases.
For many tenants, this turns what used to be annual uncertainty into a more predictable medium-term commitment. For landlords, it encourages a focus on quality, occupancy and long-term planning rather than yearly price jumps.
6.3 Could Similar Controls Appear Elsewhere?
The framework is designed with flexibility. REGA is empowered to:
Monitor market conditions in different regions
Propose or implement appropriate measures, which could include rent-stabilization or other tools
Coordinate with relevant authorities to expand or adjust rules if the public interest requires it
That is why landlords and tenants outside Riyadh should also get used to:
Properly registering and updating leases on Ejar
Following official announcements and circulars from REGA and related bodies
Checking whether any new controls or incentives apply in their area before agreeing on renewals or rent changes
7. How Rental Disputes Are Actually Resolved?
Even with good contracts, disputes happen. The current system gives several pathways to deal with them.
7.1 Step 1: Direct Discussion
Many issues can be resolved informally if both sides:
Re-read the actual Ejar contract and relevant provisions
Put their concerns in writing, clearly and calmly
Offer a realistic proposal (for example, a temporary payment plan or a reasonable deadline for repairs)
If that fails, the formal avenues become more important.
7.2 Step 2: Reconciliation for Ejar Beneficiaries
REGA and related bodies offer reconciliation services specifically for Ejar users. Through these:
A neutral mediator tries to help the parties reach an agreement
The process follows organized procedures, and a reconciliation record can be drawn up if they succeed
It’s often quicker and cheaper than going straight to litigation
7.3 Step 3: Arbitration (Optional but Useful)
The Saudi Real Estate Arbitration Center provides arbitration and conciliation services for real estate disputes, including those linked to Ejar contracts:
The parties agree to submit their conflict to one or more arbitrators instead of a traditional court
The arbitrator’s award can be converted into an enforceable instrument
This is especially attractive for complex or high-value commercial leases where speed and confidentiality matter
7.4 Step 4: Enforcement Courts (Rent Collection & Eviction)
Where the issue is primarily unpaid rent or the need for eviction under an authenticated Ejar contract:
The landlord can use the rent collection and eviction enforcement services connected to Ejar to submit an enforcement application.
The enforcement system treats the unified tenancy contract as an executive document and proceeds under enforcement rules.
The tenant still has a chance to present evidence, for example, that amounts were already paid or that there is a dispute about some other aspect, but the starting point is the documented contract.
For both landlords and tenants, this is another reason to keep receipts, bank transfer records and written communications. Enforcement is much faster when the paper (or digital) trail is clear.
8. FAQs About Landlord-Tenant Regulations
Q: Do I have to register my lease on Ejar?
A: If you want the full benefit of the current regulatory framework; especially enforcement and protections; it’s strongly expected. REGA’s provisions and many practical protections assume that leases are documented through Ejar using the unified contract.
Q: My landlord in Riyadh wants to raise the rent during the next renewal. Is that allowed?
A: Under the current rent-freeze framework, rent increases in the covered area are restricted for the five-year period, subject to the detailed provisions. In many cases, landlords cannot legally increase rent or use renewal as a way to bypass the freeze.
Q: I’m a landlord and my tenant stopped paying. Can I just remove them?
A: No. You should proceed through the proper enforcement channels. If your lease is authenticated on Ejar, you can use the enforcement services connected to the platform and follow the procedures of the enforcement court. Self-help measures (changing locks, cutting power, etc.) can expose you to serious legal risk.
Q: As a tenant, how do I protect my security deposit?
A: Make sure the deposit and its conditions are written clearly in the Ejar contract, document the property’s condition at move-in and move-out, and keep all communications about repairs and handover. If there’s a dispute, that record will be crucial.
Q: We have a serious dispute. Do we have to go straight to court?
A: Not necessarily. You can try reconciliation services for Ejar beneficiaries or agree on arbitration at the Saudi Real Estate Arbitration Center. Both options are designed to offer structured but more flexible ways to resolve real estate disputes.
In Conclusion, Saudi Arabia’s rental market is no longer a loose collection of private contracts and handshakes. It’s moving toward a coherent landlord-tenant regulations framework, built around:
Ejar and the unified tenancy contract
REGA’s regulatory provisions governing the relationship between lessor and lessee
Clearer routes for enforcement, reconciliation and arbitration
Targeted measures such as the Riyadh rent freeze, which aim to balance investment with stability
For landlords, the message is: treat compliance as part of your business model.
Document contracts properly, respect the regulatory limits, and plan around stability rather than constant rent escalation.
For tenants, the message is: don’t rely on verbal promises alone. Make sure your lease is on Ejar, understand your rights, document the condition of the property and your payments, and use the official channels if something goes wrong.
When serious money or serious risk is involved, personalized legal advice is still important. But with a clear picture of how the system is designed to work, both sides can approach the relationship with more confidence and fewer surprises.
