How much is the security deposit (Daman) for rental apartments in Saudi Arabia?

In Saudi Arabia, the standard security deposit is typically one month's rent for unfurnished apartments and up to two months' rent for fully furnished properties. The exact amount is negotiable and specified in your Ejar contract. Under the Ejar system, the deposit is registered and protected, ensuring it cannot be misused by the landlord.

What can a landlord legally deduct from my security deposit?

Landlords can only deduct for: unpaid rent, unpaid utility bills (SEC electricity, National Water Company, internet), and actual damages beyond normal wear and tear. This includes broken fixtures, damaged AC units, large holes in walls, or stained carpets that require replacement. They CANNOT deduct for normal wear and tear such as minor paint fading, small nail holes, or natural aging of appliances.

What is the difference between normal wear and tear vs actual damage in Saudi rentals?

Normal wear and tear includes: minor scuffs on walls, fading paint from sunlight, worn carpet in high-traffic areas, and naturally aging appliances. Actual damage includes: ripped carpets, broken windows, damaged AC units from misuse, large holes in walls, or missing fixtures. The distinction matters because landlords can only charge for actual damage, not normal wear.

How do I file a dispute against my landlord for deposit refund on Ejar?

Log into the Ejar platform (ejar.sa), go to your contract, and use the "Dispute" feature. You can also escalate through the Ministry of Justice's Najiz portal or file a case with the Rental Dispute Committee (RDC). Key evidence includes: your Ejar contract, bank transfer receipts for rent and utilities, dated photos/videos of the property condition, and written communication with the landlord.

Can my landlord keep my deposit if I break the lease early?

Yes, generally the landlord can keep part or all of your deposit if you break the lease before the contract ends, unless there is a valid early termination clause in your Ejar contract. However, the landlord must still deduct only for actual losses and damages. If they re-rent the property quickly, they may not be entitled to keep the full deposit.

How long does it take to get my deposit back after moving out?

Under the Ejar system, the landlord typically has up to 30 days after move-out to inspect the property and return the deposit. If there are deductions, the landlord must provide a detailed breakdown with supporting evidence. If no dispute is raised, the full deposit should be returned within this period via bank transfer.

Is it mandatory to have an Ejar contract in Saudi Arabia?

Yes, as of 2026, it is illegal to rent or lease any property in Saudi Arabia without a registered Ejar contract. The Ejar system is mandatory for all rental transactions. Renting without it means you have no legal protection, no recourse for disputes, and you cannot access certain government services that require proof of residence.

What should I do if my landlord refuses to give an Ejar contract?

If your landlord refuses to register an Ejar contract, you can report them through the Ejar platform or contact the Ministry of Municipal and Rural Affairs and Housing. Renting without Ejar is illegal, and the landlord can face fines and penalties. You should also consider finding a different property, as you will have zero legal protection without a registered contract.

Do I need to professionally clean the apartment before moving out?

While not legally mandatory, professional cleaning is strongly recommended to avoid disputes over cleanliness deductions. A standard cleaning receipt (usually 200-500 SAR) serves as evidence that you returned the property in good condition. Take photos after cleaning to document the state of the apartment.

Can I avoid deposit deductions by repairing damage myself?

Yes, repairing minor damages yourself before the final inspection is often cheaper and prevents inflated charges by the landlord. For example, if you break a light fixture, replacing it yourself might cost 50 SAR, whereas the landlord might charge 200 SAR. Keep all repair receipts as evidence. However, for major damage, professional repair is recommended.

Rental Guide

The Complete Guide to Ejar Contracts & Rental Deposit Refunds in Saudi Arabia 2026

Moving out is stressful enough. Worrying about your security deposit should not be. This guide walks you through Ejar contracts, tenant rights, deposit refund rules, and what to do when a landlord refuses to pay.

Introduction

You have found a new apartment, packed all your boxes, and handed over the keys to your old place. The only thing left is waiting for your security deposit to be returned. For many tenants in Saudi Arabia, this is the most stressful part of the moving process. Will the landlord find something to deduct? Will they return the full amount? How long will it take?

The security deposit, known locally as Daman (التأمين), is usually one month's rent for unfurnished apartments and up to two months for fully furnished properties. On a 30,000 SAR per year apartment, that is 2,500 SAR sitting in your landlord's hands. On a 60,000 SAR villa, that is 5,000 SAR. These are significant amounts of money that you have every right to get back — provided you understand the rules.

Fortunately, Saudi Arabia's Ejar system has transformed the rental market. Gone are the days of verbal agreements and unsigned contracts. Ejar is a mandatory digital platform that registers every rental contract in the kingdom, protecting both tenants and landlords. In 2026, it is illegal to rent without an Ejar contract, and the system provides clear mechanisms for deposit disputes.

This comprehensive guide covers everything you need to know: what Ejar is, how the security deposit system works, what landlords can and cannot deduct, a step-by-step plan to get your full deposit back, and exactly how to handle disputes. Use our free Ejar Deposit Refund Calculator to estimate how much you should get back.

What is the Ejar System in Saudi Arabia?

Ejar (إيجار), which means "rent" in Arabic, is Saudi Arabia's official digital rental platform managed by the Ministry of Municipal and Rural Affairs and Housing. It was launched as part of the National Transformation Program under Vision 2030 to organize and regulate the rental market.

How Ejar Works: Every rental contract in Saudi Arabia must be registered on the Ejar platform. The system creates a digital record of the agreement between tenant and landlord, including the rent amount, contract duration, payment schedule, and security deposit details. Both parties receive a unique contract reference number that serves as legal proof of tenancy.

Why Ejar Matters for Tenants: Without an Ejar contract, you have no legal protection. You cannot file a deposit dispute, you cannot prove your residence for government services, and the landlord can evict you without notice. In 2026, renting without Ejar is simply illegal. Landlords who fail to register face fines, and tenants are advised to report any landlord who refuses to provide an Ejar contract.

Key Ejar Features: Digital contract signing with electronic verification, automatic renewal reminders, dispute resolution mechanism, integration with the Ministry of Justice for legal enforcement, and a centralized database of all rental transactions in the kingdom.

Understanding the Security Deposit (Daman) Rules

The security deposit, or Daman, is a refundable amount paid by the tenant at the start of the contract to cover any damages or unpaid bills at the end of the tenancy. While the concept sounds simple, the rules around what can and cannot be deducted are often misunderstood.

Standard Deposit Amounts

Unfurnished apartments: Typically one month's rent
Semi-furnished apartments: Usually 1.5 months' rent
Fully furnished properties: Up to two months' rent
Luxury villas: Can be negotiated, but capped by Ejar guidelines

When the Landlord Can Legally Hold the Deposit: The landlord is entitled to hold the deposit until the final inspection is completed and all utility bills are settled. Under Ejar rules, the landlord has up to 30 days after the contract end date to inspect the property and return the deposit. If no deductions are justified, the full amount must be returned within this period.

Deposit Protection under Ejar: One of the biggest advantages of the Ejar system is that your deposit is registered and tracked. Before Ejar, landlords could simply keep deposits with no accountability. Now, the digital record ensures transparency. If a landlord claims a deduction, they must provide evidence through the Ejar dispute system.

What the Landlord CAN and CANNOT Deduct

This is the most important section for every tenant. The #1 reason for deposit disputes in Saudi Arabia is the disagreement between what constitutes "normal wear and tear" versus "actual damage." Understanding this distinction is crucial.

Deductions the Landlord CAN Legally Make

1. Unpaid Rent

Any outstanding rent for the final month or partial month before move-out is always deductible from the deposit.

2. Unpaid Utility Bills

Unpaid SEC electricity bills, National Water Company bills, and internet subscriptions that remain under the tenant's name. The landlord can deduct these and pay them directly.

3. Damages Beyond Normal Wear and Tear

This includes: broken or cracked tiles, damaged AC units (from not cleaning filters or running them without refrigerant), large holes in walls (bigger than a nail hole), stained or burnt carpets, broken window glass, damaged kitchen countertops, missing or broken light fixtures, and damaged plumbing fixtures.

4. Cleaning Costs (if property is left excessively dirty)

While normal cleaning is expected, if the property is left in an extremely dirty condition requiring professional deep cleaning, the landlord may deduct reasonable cleaning costs. Always get a professional cleaning and keep the receipt.

Deductions the Landlord CANNOT Legally Make

1. Normal Paint Fading

Paint naturally fades and discolors over time due to sunlight and normal living. This is wear and tear, not damage. The landlord cannot deduct for repainting unless there are specific unacceptable stains or marks.

2. Small Nail Holes from Picture Frames

Small nail holes (less than 5mm) from hanging pictures or decorations are considered normal wear and tear. Large holes from heavy fixtures or wall-mounted TVs may be considered damage.

3. Natural Aging of Appliances

Air conditioners that become less efficient over time, water heaters that develop minor issues, or kitchen appliances that show age-related wear are the landlord's responsibility, not the tenant's.

4. Carpet Wear from Normal Walking

Carpets in hallways and living areas naturally flatten and show wear from walking. This is normal. Only stains, burns, or tears count as damage.

5. Minor Scuffs on Walls or Floors

Small scuff marks from furniture or shoes on walls and tile floors are normal. The landlord cannot charge for general touch-ups needed between tenants.

Step-by-Step Guide to Getting a FULL Deposit Refund

Step 1: The Move-In Inspection (Your Most Important Step)

Before you move a single box into the apartment, document everything. Take dated photos and videos of every room, every wall, every floor tile, and every appliance. Pay special attention to:

Existing scratches or cracks on floors and tiles
Stains on carpets or curtains
Scratches on kitchen countertops
Condition of AC units (test them and note any issues)
Water pressure in showers and faucets
Condition of light fixtures and bulbs
Any existing cracks in walls or ceilings

Share these photos with your landlord via WhatsApp or email so there is a timestamped record. Ask the landlord to acknowledge any pre-existing issues in writing. This single step has saved tenants thousands of riyals in false damage claims.

Step 2: Routine Maintenance During Tenancy

Keep up with basic maintenance throughout your tenancy. Clean AC filters every 3 months (this alone prevents most AC-related deposit deductions). Report any maintenance issues to the landlord in writing as soon as they appear. If you ignore a leaking pipe and it causes damage, you may be liable. Keep a simple log of maintenance requests made and completed.

Step 3: Professional Cleaning Before Move-Out

Book a professional cleaning service for the complete apartment. A standard deep clean for a 2-bedroom apartment in Saudi Arabia costs between 200 and 500 SAR. This is money well spent. Keep the cleaning receipt as proof. Take photos after cleaning to document the pristine condition. A clean apartment removes the landlord's ability to claim cleaning deductions.

Step 4: Clear All Final Utility Bills

Before your contract ends, contact SEC (Saudi Electricity Company) and the National Water Company to request final bill settlements. Pay any outstanding amounts and obtain clearance certificates. Do the same for your internet provider (STC, Mobily, or Zain). These clearance documents are critical evidence that you have left no unpaid bills.

Step 5: Terminate the Ejar Contract Officially

Log into the Ejar platform and initiate the contract termination. Both the tenant and landlord must confirm the move-out. This triggers the official inspection period. If the landlord does not respond or refuses to confirm, the Ejar system has escEjar Deposit Refund Calculator for a quick estimate.

Real-Life Scenarios & Examples

Example 1: Full Deposit Refund (5,000 SAR)

Ahmed rented a 2-bedroom apartment in Riyadh for 60,000 SAR per year, paying a 5,000 SAR security deposit. On move-in day, he noticed a scratch on the living room floor. He took a photo, sent it to the landlord on WhatsApp, and got a reply acknowledging it was there before he moved in. Three years later when he moved out, he hired a professional cleaner, paid all his utility bills, and took after-photos. The landlord tried to claim the scratch was new damage. Ahmed showed the timestamped WhatsApp messages. The landlord had no choice but to return the full 5,000 SAR deposit.

Lesson: Documentation of pre-existing damage is your strongest protection.

Example 2: Partial Deduction (Lost 2,000 SAR)

Maria rented a furnished apartment in Jeddah for 45,000 SAR per year. During her tenancy, she accidentally broke the AC remote control. She did not replace it. She also let the AC run without cleaning the filters for over a year. When moving out, the landlord found the AC unit was damaged from the clogged filters and the remote was missing. The landlord deducted 1,200 SAR for the AC repair and 800 SAR for a replacement remote and labor. Total deduction: 2,000 SAR from her 3,750 SAR deposit.

Lesson: Fix small issues yourself before the inspection — replacing a remote costs 50 SAR, not 800 SAR.

Example 3: Normal Wear and Tear Dispute (Wrongful Deduction Reversed)

Khalid lived in a Dammam apartment for 5 years. When moving out, the landlord said the paint was faded and the carpets were worn, and deducted 3,000 SAR for repainting and carpet cleaning. Khalid used the Ejar dispute system, arguing that paint fading after 5 years and carpet wear from normal walking are wear and tear, not damage. The Rental Dispute Committee agreed and ordered the landlord to return the full deduction. The landlord was also fined for making an invalid claim.

Lesson: Know your rights — normal aging of a property after years of use is not your financial responsibility.

How to Handle Ejar Disputes (If the Landlord Refuses to Pay)

If your landlord refuses to return your deposit or makes unfair deductions, here is the exact process to follow:

Step 1: Communicate in Writing

Send a formal written request via WhatsApp or email asking for a detailed breakdown of deductions. Give the landlord 7 days to respond. Often, a formal written request is enough to resolve the issue without escalation.

Step 2: Use the Ejar Dispute Feature

Log into the Ejar platform, navigate to your contract, and select the "Dispute" option. Describe the issue, upload your evidence (photos, receipts, written communication), and submit. The Ejar team will review and attempt mediation.

Step 3: Escalate to the Rental Dispute Committee (RDC)

If Ejar mediation fails, file a case with the Rental Dispute Committee through the Ministry of Justice's Najiz portal. The RDC handles rental disputes and can issue binding rulings. Filing fees are minimal (usually under 200 SAR). Most cases are resolved within 2-4 weeks.

Evidence You Need to Win

Your Ejar contract (reference number), bank transfer receipts for all rent payments, move-in and move-out photos/videos, cleaning service receipt, utility clearance certificates, and written communication with the landlord. The more organized your evidence, the faster your case is resolved.

How to Use the Sauditoolhub Ejar Deposit Refund Calculator

Estimating your potential deposit refund is simple with our Ejar Deposit Refund Calculator. Enter your monthly rent, deposit amount, and select any applicable deductions, and the calculator instantly estimates how much you should receive back.

Also use our RETT Tax Calculator if you are buying property, and the Mortgage vs Rent Calculator to decide whether buying or renting makes more financial sense for your situation. Visit our blog for more guides on renting and living in Saudi Arabia.