Understanding Ejar: The Complete Rental Contract Guide for Expats in Saudi Arabia (2026)

Every residential rental contract in Saudi Arabia must be registered on Ejar. No exceptions. If your landlord says otherwise, walk away.

Ejar (ejar.sa) is the government's mandatory rental contract platform, operated by the Real Estate General Authority (REGA). It went mandatory for all residential leases in 2023. The contract you sign on Ejar is not just paperwork. It is an executive bond recognized by the Ministry of Justice, enforceable directly through the Execution Court without filing a separate lawsuit.

You need an active Ejar contract to:

• Renew your Iqama (residency permit)
• Sponsor dependents
• Register electricity and water in your name
• Prove your residential address for government services
• Open certain bank accounts

Without it, you are legally unprotected and administratively stuck. This guide covers the full process, the real costs, your rights as a tenant, and the scams that target expats who do not know the system.

If you are still choosing a city, start with the Riyadh renting guide or the Jeddah renting guide. This article covers the contract process that applies across all Saudi cities.

Before You Sign: What to Prepare

You do not register the contract yourself. The landlord or their licensed real estate agent initiates the contract on ejar.sa. Your role is to review and approve.

What the landlord needs from you:

• Your Iqama number (or national ID number for Saudi citizens)
• Your mobile number registered with Absher

What you should have ready:

• An active Absher account (absher.sa). You will receive verification codes through it.
• Your passport (for reference, not required for Ejar registration itself)
• A clear understanding of the agreed terms: rent amount, duration, payment schedule, deposit

What you should verify about the landlord:

• Their identity matches the property deed. Ask to see the deed or verify through the Saudi Real Estate Registry.
• If an agent is handling the transaction, confirm the agent is licensed. Check the Ejar broker list on REGA's portal or ask the agent to show their license.
• The property actually exists and matches what you were shown. Visit it yourself. If the landlord or agent says you cannot view the property before signing, that is a red flag.

Step by Step: How the Process Works

The registration process happens mostly on the landlord's side. Here is what each step looks like from the tenant's perspective:

1. Agree on terms verbally. You and the landlord agree on rent, duration (usually 12 Hijri months), payment schedule, and deposit amount. Get clarity on who pays the agent commission and whether utilities are included.

2. The landlord creates the contract on ejar.sa. They enter your Iqama number, the property details, rent amount, payment schedule, and contract duration. The landlord pays the Ejar registration fee at this stage.

3. You receive a notification. Ejar sends you an SMS and a notification through Absher. The SMS includes a link to view the contract details.

4. Review the contract terms. Log in to the Ejar portal or Absher and read every field: rent amount, contract duration, payment dates, deposit, maintenance responsibilities, and any special conditions. The Arabic text is the legally binding version. If there is an English summary, treat it as informational only.

5. Approve or reject. You can approve the contract through the Ejar portal or through Absher. If you reject it, you can communicate corrections to the landlord and they can resubmit.

6. The contract becomes active. Once both sides approve, the contract is officially registered. You can download a PDF copy from the Ejar portal. Keep it.

Fee Breakdown

Here is what you will actually pay when signing a lease. Some of these are fixed, some are negotiable.

Ejar platform fee: SAR 250 (new contract)

This is the registration fee for creating a new contract on the platform. By law, the landlord is responsible for paying it. In practice, some landlords try to pass it to the tenant. Know your rights: REGA assigns this fee to the landlord.

Ejar renewal fee: SAR 125/year

When the contract renews (annually), the renewal fee is SAR 125. Again, the landlord's legal responsibility, though parties can agree otherwise.

Agent commission: typically 2.5% of annual rent

If a real estate agent facilitated the deal, they charge 2.5% of the annual rent. On a SAR 50,000/year lease, that is SAR 1,250. This is usually paid by the tenant, but it is negotiable. Some landlords list directly on platforms like Aqar and Haraj, cutting out the agent and this fee entirely. Darak aggregates listings from all 13 platforms so you can compare direct and agent-listed properties side by side.

Security deposit: typically 1-2 months' rent

The deposit is paid through the Ejar platform, where it is held in escrow. At the end of the tenancy, the deposit is returned to your Ejar wallet, minus any deductions for documented damage beyond normal wear and tear or unpaid utility bills. The burden of proof for deductions sits with the landlord. If there is a dispute about damage assessment, REGA assigns specialists to evaluate, and either party can appeal to a court.

First rent payment: varies

Landlords in Saudi Arabia commonly request payment in 1-2 installments per year. One cheque means the full year upfront. Two cheques means every six months. Quarterly (4 cheques) is less common and sometimes carries a 5-10% premium. Monthly payment is rare for unfurnished apartments but more common for furnished units. Negotiate the payment schedule before signing. The number of installments is recorded in the Ejar contract.

What the Contract Covers

A standard Ejar contract includes:

• Duration. Usually 12 Hijri months (354 days). The contract auto-renews unless either party gives notice at least 60 days before expiry.
• Rent amount and payment schedule. The total annual rent and how it is split into installments.
• Security deposit. The amount, held in escrow by Ejar.
• Maintenance obligations. Structural repairs (roof, plumbing, electrical systems) are the landlord's responsibility. Minor repairs and appliance maintenance often fall on the tenant. The specific split should be spelled out in the contract.
• Utility responsibilities. Who pays for electricity, water, and internet. Typically the tenant pays all utilities.
• Early termination. Most contracts include a penalty for breaking the lease early, usually 2-3 months' rent. Read this clause carefully before signing.
• Guest and subletting restrictions. Subletting without the landlord's written permission is grounds for contract termination and eviction. Hosting long-term guests may also be restricted.
• Property condition. The contract should reference the property's condition at handover. This is your baseline for the deposit return. Document everything with photos and video at move-in.

Tenant Rights in Saudi Arabia

The 2025 Regulatory Provisions Governing the Relationship Between the Lessor and the Lessee strengthened tenant protections. Here is what the law says your landlord cannot do:

The landlord cannot raise rent during the contract term. The rent you agreed to at signing holds for the full duration of the contract. Mid-contract increases are illegal.

The landlord cannot evict you without a court order. Changing locks, cutting off utilities, or physically removing you from the property is illegal. If a landlord wants to evict, they must go through the Execution Court via the Ejar platform. Valid grounds for eviction include: non-payment of rent, property damage, illegal use of the property, or subletting without permission.

The landlord cannot enter the property without your permission. Your right to quiet enjoyment of the property is protected.

The landlord cannot withhold the deposit without documented damage. The deposit sits in Ejar's escrow. The landlord must provide evidence of damage beyond normal wear and tear to claim any portion. REGA provides specialist assessors for disputes.

If your rights are violated: File a complaint through the Ejar platform's dispute resolution system. For more serious violations, apply to the Execution Court (Mahkama al-Tanfith). Violations of the rental regulations can result in fines of up to 12 months' rent imposed on the landlord. Response time for disputes: typically 2-4 weeks through Ejar, longer through the courts.

Rent Increase Rules

Rent stays fixed during the contract term. The question is what happens at renewal.

Riyadh: five-year rent freeze (effective September 25, 2025)

All residential and commercial rental contracts within Riyadh's urban boundaries are subject to a five-year freeze on annual rent increases. This applies to both existing and new leases. For properties that were previously leased, the rent is fixed at the value of the last registered Ejar contract. For properties leased for the first time, rent is set by mutual agreement.

Exceptions are narrow: properties that undergo major renovations, properties where the last contract predates 2024, or cases approved by REGA's Board. Landlords who violate the freeze face fines of up to 12 months' rent.

Other cities: no freeze, but rules still apply

Outside Riyadh, there is no blanket rent freeze. When a contract expires, the landlord can propose a new rent for the renewal. In practice, increases of 5-10% per year are common in cities like Jeddah and the Eastern Province.

Across all cities, the landlord must provide at least 60 days' notice if they intend not to renew the lease. In Riyadh specifically, the landlord can only refuse renewal for limited reasons: tenant non-payment, structural defects, personal use by the landlord or a first-degree relative, or reasons approved by REGA.

What you can do about a proposed increase:

• Negotiate. Many landlords will accept a smaller increase to avoid vacancy.
• Compare market data. Check current rents for similar apartments in your neighborhood on Darak. If the proposed rent exceeds what comparable units are listed for, you have a stronger negotiating position.
• Refuse and move. Give your 60-day notice and find a better deal.
• Escalate. If you believe the increase violates the Riyadh freeze or other regulations, file a complaint through Ejar or REGA.

Common Scams and How to Avoid Them

Expats get targeted more often because they are less familiar with the system. Here are the scams you are most likely to encounter:

Fake listings on social media. Fraudsters post attractive apartments on Instagram, WhatsApp groups, and Facebook at below-market prices. They ask for a deposit or "booking fee" before you visit the property. The apartment either does not exist or belongs to someone else. Fix: never send money before viewing a property in person and verifying the landlord's identity through the Saudi Real Estate Registry.

Cash-only landlords. A landlord says they will give you a "discount" if you pay cash and skip Ejar registration. This leaves you with zero legal protection. If the landlord decides to evict you, change terms, or withhold your deposit, you have no recourse. Fix: insist on Ejar registration. If they refuse, find another apartment.

Agents showing apartments they do not represent. Some unlicensed brokers show you a property, collect a commission, and disappear. When problems arise, the actual landlord has no record of the transaction. Fix: ask the agent to show their REGA license. Verify it on the Ejar broker list. Confirm the agent's authorization letter from the property owner.

"Deposit not refundable" claims. Some landlords claim the deposit is non-refundable. Under the current REGA framework, the deposit is held in escrow by Ejar and returned to the tenant at lease end, minus documented damage. Fix: ensure the deposit is paid through the Ejar platform, not in cash. Document the apartment's condition at move-in with date-stamped photos and video.

Contracts with hidden clauses. The Arabic text of the contract is the legally binding version. Some landlords provide a friendly English summary that omits unfavorable clauses present in the Arabic original. Fix: read the Arabic contract, or have a trusted Arabic speaker review it before you approve. Pay attention to early termination penalties, maintenance obligations, and any restrictions on use.

Pressure to sign quickly. An agent or landlord insists the apartment will be taken if you do not sign today. This is almost always a pressure tactic. Good apartments do get taken fast, but you should never skip due diligence. Fix: if you lose the apartment because you took a day to verify things, you lost an apartment, not your money.

Checklist: Before You Sign

Use this list before approving any Ejar contract:

• Verify the Ejar contract number is valid on ejar.sa
• Confirm the landlord's identity matches the property deed
• Verify the agent's license on the REGA/Ejar broker list (if an agent is involved)
• Read the Arabic contract text or have a trusted Arabic speaker review it
• Document the apartment's condition with photos and video, date-stamped, at move-in
• Check water pressure in all taps and showers
• Test every AC unit (especially in summer months)
• Verify the electricity meter is in your name or can be transferred
• Test the elevator if the building has one
• Confirm utilities can be transferred to your name with the Ejar contract number
• Ensure the deposit is paid through Ejar, not in cash
• Download and save a PDF copy of the contract from the Ejar portal
• Save the landlord's contact information and the agent's license number

Renewal and Exit

Automatic renewal. Ejar contracts auto-renew for the same term unless either party gives at least 60 days' notice before expiry. The renewal fee of SAR 125 is deducted from the landlord's Ejar wallet automatically when the contract enters the 60-day window before expiry.

Ending the contract at term. Notify the landlord at least 60 days before expiry that you will not renew. Do this through the Ejar platform, not just verbally.

Early termination. If you need to leave before the contract expires, review the early termination clause. Most contracts specify a penalty of 2-3 months' rent. Negotiate this before signing if possible.

Getting your deposit back. The deposit in Ejar's escrow is released to your wallet at lease end. If the landlord claims damage, they must provide evidence. If you disagree, REGA sends specialists to assess. Keep your move-in photos as proof of the property's original condition.

Further Reading

• Renting in Riyadh: The Data-Driven Guide covers neighborhoods, prices, and how the Riyadh rental market works.
• Renting in Jeddah: The Data-Driven Guide covers the Jeddah market, coastal neighborhoods, and humidity considerations.
• Search apartments across all 13 platforms in Riyadh or Jeddah on Darak.