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If your landlord refuses to return your rental security deposit in Saudi Arabia, start by checking your tenancy agreement, confirming that the property handover has been recorded, and requesting a written explanation of any deductions. Where the deposit is held through Ejar, review its status on the platform. If the dispute remains unresolved, you may seek guidance from Ejar or the Real Estate General Authority (REGA), explore an available settlement route, or consider a formal claim before the competent judicial authority.
A security deposit is intended to protect against certain tenant-related losses—not to serve as an automatic extra payment to the landlord. Whether you are renting an apartment, villa, or another residential property, the steps below explain how to pursue a security deposit refund in Saudi Arabia while protecting your legal position.
What Should You Do If Your Landlord Refuses to Return the Deposit?
A withheld deposit can be frustrating, particularly after you have vacated the property and handed back the keys. Rather than relying on verbal assurances, establish a clear documentary record:
- 1. Review the lease: Identify the deposit amount, the refund clause, any agreed deductions, and the process for ending the tenancy.
- 2. Confirm the handover: Keep proof of the move-out date, key return, and the property handover or inspection record.
- 3. Request an itemized explanation: Ask the landlord to identify each proposed deduction, its basis, and the amount claimed.
- 4. Send a written refund request: State the amount sought, refer to the lease, and keep proof of delivery.
- 5. Check Ejar, where applicable: Determine whether the deposit is held in an Ejar wallet and whether the move-out form has been completed.
- 6. Escalate through the appropriate channel: Consider platform support, a regulatory complaint, amicable settlement, or a judicial claim, depending on the circumstances.
Practical tip: Keep communication factual and in writing. Do not sign a final settlement or handover acknowledgment that you believe incorrectly records damage or amounts owed without first understanding its effect.
How Long Does a Landlord Have to Return a Security Deposit in Saudi Arabia?
The Ejar standard residential tenancy contract states that, where a security deposit exists, it is to be returned within 30 days of vacating the rental unit, after applicable deductions. The published contract wording also refers to completing the relevant move-in/move-out handover procedures. The precise contractual terms and version governing your tenancy should always be checked.
If that period has passed, send a follow-up demand identifying the move-out date, the handover record, the amount outstanding, and the contractual basis for your request.
When Can a Landlord Deduct Money From a Rental Security Deposit?
Under Article 430 of the Saudi Civil Transactions Law, a tenant must exercise ordinary care in preserving the leased property and may be liable for damage resulting from their wrongful conduct or negligence. Article 435 requires the tenant to return the property in the condition received, except for changes resulting from normal use. These provisions help distinguish tenant-caused damage from ordinary wear and tear.
| A deduction may be justified, depending on evidence and the contract | A deduction should not be assumed to be justified |
| A broken door or damaged fixture caused by misuse | Ordinary wear from normal residential occupation |
| A specific, documented repair cost attributable to the tenant | Unexplained, inflated, or unsupported repair charges |
| A financial obligation the tenant actually owes, if the contract and applicable rules permit recovery from the deposit | Pre-existing damage or defects not caused by the tenant |
For example, the fact that walls show ordinary signs of use does not, by itself, establish that the tenant must pay for a complete repainting. Conversely, substantial damage beyond ordinary use may require repair. The relevant question is what happened, who is legally responsible, and what amount is reasonably supported by evidence.
If the landlord claims unpaid rent or utility charges, check whether those sums are genuinely due and whether the applicable contract authorizes their treatment as deposit deductions. A security deposit does not automatically settle every separate financial claim arising from a tenancy.
How Can You Prove That You Returned the Apartment Without Damage?
Evidence collected at move-in and move-out is often decisive in a rental deposit dispute. Ideally, preserve:
- • Dated photographs and videos of each room, fittings, appliances, walls, floors, and any existing defects.
- • The original move-in condition report and the final move-out inspection or handover form.
- • Messages confirming that the landlord or representative received the keys and possession of the property.
- • Your signed tenancy agreement and evidence that the deposit was paid
- .• Relevant rent, electricity, water, and other service-payment receipts.
- • Written estimates, invoices, and correspondence relating to any disputed repair charges.
Compare the condition of the unit when you moved in with its condition when you left. A dated, mutually acknowledged handover record is generally more persuasive than a disagreement that is supported only by recollection.
Where Ejar’s procedures apply, the platform describes an approved move-in/move-out form and the possibility of using an approved assessor for handover-related procedures. Confirm the options currently available for your particular contract through Ejar.
How to Request a Security Deposit Refund Through Ejar
The Ejar Security Deposit Holding Service allows an agreed deposit to be reserved in the tenant’s electronic wallet when a contract is documented. Ejar holds the amount as a neutral party. At termination or cancellation, the platform uses the mutually approved move-in/move-out form to determine how the amount due is returned to the parties’ respective wallets.
If your lease uses this service:
- 1. Sign in to your Ejar account and locate the relevant documented lease.
- 2. Review the deposit amount and its status in the electronic wallet.
- 3. Verify that the move-out and handover information has been recorded correctly.
- 4. Check whether any deductions or outstanding approvals are preventing settlement.
- 5. Contact Ejar support if the information is incorrect, the parties disagree, or the refund has not been processed; keep your reference number and correspondence.
Important distinction: A deposit held by Ejar is not the same as money that was paid directly to a landlord under an older or different arrangement. If your payment was made outside Ejar, your lease, proof of payment, and the applicable legal route will be especially important. Do not assume that the electronic wallet will show funds it never received.
Ejar’s published service information also clarifies that a deposit is not required for every lease: when a deposit is agreed and specified, it must be registered and held through the applicable Ejar process.
Where Can You Complain If the Landlord Still Refuses to Refund the Deposit?
There is a difference between asking an authority to examine a service-related or regulatory issue and seeking a legally enforceable order for repayment.
1. Contact Ejar for a platform or deposit-holding issue
Use Ejar’s official help channels to ask how the registered deposit, handover status, or disputed deduction should be handled. Ejar lists 199011 as a contact number. Provide the contract number, deposit evidence, move-out documentation, and a clear description of the problem.
2. Check the appropriate complaint route with REGA
The Real Estate General Authority receives complaints and reports concerning real-estate-sector matters. Explain whether your concern relates to the platform, a real estate intermediary, a procedural violation, or the landlord’s refusal to return money. A regulatory complaint does not necessarily determine the private monetary claim or replace court proceedings.
3. Explore an available amicable settlement service
REGA also publishes information about a reconciliation service for Ejar beneficiaries, with conditions and an eligibility assessment. It may be worth checking before litigation, particularly where the dispute concerns a documented Ejar contract.
4. Consider a judicial claim if the dispute cannot be resolved
For a claim that requires a judicial decision, the Saudi Ministry of Justice explains how to file a statement of claim through Najiz. The appropriate court, case category, supporting documents, and any pre-filing requirements depend on the nature of the dispute. A lawyer can help identify the correct route rather than assuming that every withheld deposit follows the same procedure.
What Does the Saudi Civil Transactions Law Say About Rental Deposits?
The Saudi Civil Transactions Law, issued in 2023, provides the general contractual framework relevant to residential leases. Three provisions are particularly useful in understanding a deposit dispute:
- • Article 407 defines a lease as an agreement that enables the tenant to use a non-consumable thing for a specified period in exchange for rent.
- • Article 430 addresses the tenant’s duty to safeguard the leased property and responsibility for damage arising from wrongful conduct or negligence.
- • Article 435 requires the property to be returned in the condition received, subject to changes caused by normal use.
These provisions do not, on their own, answer every question about deposit administration. The specific deposit clause in the tenancy agreement, the Ejar standard residential contract where applicable, and evidence concerning the property’s condition must be considered together. The official Arabic text of the Civil Transactions Law is the authoritative legal reference.
Sample Written Request for a Rental Deposit Refund
If negotiations have stalled, a concise and professional written request can help establish a record:
Subject: Request for Return of Rental Security Deposit
Dear [Landlord/Property Manager],
My tenancy for [property/address or unit reference] ended on [date], and I handed over the property on [date]. Under our tenancy agreement, I paid a security deposit of SAR [amount]. Please arrange the return of the refundable balance and provide a written, itemized explanation with supporting documents for any deductions you believe are due. I have retained the lease, deposit payment evidence, and the property handover record. I would appreciate your written response within [reasonable period].
Kind regards,
[Tenant name]
The suggested response period in this sample is simply part of a demand letter; it is not a substitute for any deadline stated in the applicable contract or law.
When Should You Speak to a Lawyer About a Withheld Rental Deposit?
Not every disagreement requires litigation or legal representation. However, legal advice may be valuable when:
- • A substantial deposit remains unpaid despite clear evidence of handover.
- • The landlord alleges significant damage that you dispute.
- • Repair estimates, final inspection records, or correspondence conflict.
- • There is disagreement about unpaid rent, utilities, or other contractual liabilities.
- • You need to determine the correct forum, prepare a demand, or file a formal monetary claim.
A lawyer can review the lease, assess supporting evidence, distinguish platform complaints from court remedies, and help formulate a proportionate next step. For guidance on rental security deposit disputes and other civil claims in Saudi Arabia, you can explore Rami Al-Hamed Law Firm’s litigation and dispute resolution services or contact the firm.
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Know Your Legal Position Before You Act
Speak with a specialist lawyer who will assess your case and advise you on the right steps before you take any action. Get a Legal ConsultationFrequently Asked Questions About Rental Security Deposits in Saudi Arabia
How long does it take to get a rental security deposit back in Saudi Arabia?
Ejar’s published standard residential lease provides for a refund within 30 days of vacating the unit, subject to the relevant handover procedures and allowable deductions. Confirm the wording of the contract that applies to your tenancy.
Can a landlord deduct money for normal wear and tear?
Normal use is expressly recognized in Article 435 of the Saudi Civil Transactions Law. A deduction should be assessed against the property’s original condition, the actual damage claimed, the tenant’s responsibility, and the supporting evidence.
Can the landlord deduct repainting or maintenance costs?
It depends. Documented damage caused by misuse may support a claim for reasonable repair costs. Ordinary deterioration or maintenance that is the landlord’s responsibility should not automatically be charged to the tenant.
What if the landlord refuses to approve the Ejar move-out form?
Keep evidence of vacating, key return, photographs, and your attempts to complete the handover. Contact Ejar support to check the available procedure for a disputed or incomplete form and whether an approved assessor or another documented route is available for your contract.
What happens if I paid the security deposit directly to the landlord?
Keep the receipt, transfer record, and lease. Ask for repayment in writing and check the applicable contract and legal remedies. The Ejar wallet-based refund process will not necessarily apply to a payment made outside its holding service.
Where do I file a complaint about a withheld security deposit?
For Ejar-related processes, begin with Ejar support. For a possible real estate sector violation, check REGA’s complaint channels. If you require an enforceable decision on a disputed sum, consider the appropriate judicial procedure through Najiz.
Can I ask for the undisputed part of the deposit back?
Yes, you can request the portion you consider undisputed while asking for evidence supporting any withheld balance. Whether and how a partial payment is processed depends on the contract, Ejar arrangements, and the parties’ recorded agreement. Be careful not to unintentionally waive the remainder of your claim.
Is a rental security deposit mandatory under Ejar?
Not in every lease. Ejar’s published guidance states that a contract can be documented without specifying a deposit. If a deposit is agreed and recorded under the applicable process, it is held through Ejar’s deposit service.
Do I need a lawyer to recover a rental deposit in Saudi Arabia?
Not necessarily. A clear written request and complete documentation may resolve a straightforward dispute. Legal assistance is more useful where the amount is substantial, facts are contested, or a formal claim is needed.
Conclusion: Protect Your Right to a Fair Deposit Refund
When a landlord will not return your security deposit in Saudi Arabia, the best starting point is your tenancy agreement and a clear record of what happened at move-out. Verify any claimed damage, check the applicable 30-day residential contract clause, review Ejar where your deposit is held, and document your request for repayment. If an amicable solution is not possible, select the complaint, settlement, or judicial route that fits the issue.
Knowing the difference between reasonable, evidenced deductions and normal wear and tear can help both tenants and landlords avoid unnecessary disputes. Where the facts or contractual obligations are unclear, tailored legal advice can help you protect your rights.
Legal sources and editorial note: This article is based on the Saudi Civil Transactions Law, Ejar residential tenancy guidance, Ejar Security Deposit Holding Service, REGA service information, and Ministry of Justice/Najiz filing guidance, reviewed on 28 October 2026. It is general information, not advice about an individual case. Contract versions, platform procedures, and legal provisions should be checked when applying them to a particular dispute.
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