Understanding Residential Security Deposits in Egypt

Under Egypt's "New Rent" system (contracts governed by Law No. 4 of 1996 and the Civil Code), landlords possess significant freedom to negotiate the terms of a residential security deposit. Unlike the strictly capped "Old Rent" system of the past, modern Egyptian law does not place harsh statutory maximums on deposit amounts.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Landlord-tenant laws in Egypt change frequently. Always consult a licensed Egyptian attorney for advice specific to your situation. Information last verified: March 2026.

Standard Deposit Amounts

Because the market is liberalized, the security deposit amount is entirely dependent on the agreement reached between the landlord and the tenant.

However, standard market practice dictates:

• Unfurnished Apartments: Typically 1 to 2 months' rent.
• Furnished Apartments: Landlords often require 2 to 3 months' rent, especially if the apartment includes high-end appliances or luxury furniture.
• Advance Rent: Alongside the security deposit, it is exceptionally common in Egypt for landlords to demand 1 to 3 months of rent paid in advance to verify the tenant's financial capability.

The exact amount of the security deposit collected (Ta'meen) must be clearly stated in the written lease agreement, alongside the conditions for its return.

Holding the Deposit

Egypt does not have mandated third-party escrow schemes for security deposits (unlike the UK's DPS).

• The landlord holds the deposit funds directly throughout the duration of the tenancy.
• There is no legal obligation to place the funds in an interest-bearing account or to return generated interest to the tenant.

Deductions and Return Conditions

The Egyptian Civil Code requires the tenant to return the property in the same condition they received it, barring normal wear and tear resulting from ordinary use.

At the end of the tenancy, the landlord physically inspects the property. The security deposit can be legally withheld or subjected to deductions for:

1. Unpaid Rent: Any outstanding rental arrears.
2. Property Damage: Damage beyond reasonable wear and tear (e.g., broken doors, heavily stained walls, ruined plumbing fixtures).
3. Pending Utility Bills: This is the most critical deduction in Egypt.

The Utility Clearance Practice (Mokhalsa)

In Egypt, utility bills (electricity, water, gas, and landline/internet) are often tied to the physical property rather than the individual tenant. If a tenant moves out leaving massive, unpaid electricity bills, the government may threaten to cut off the property's power, forcing the landlord to cover the debt.

Therefore, it is standard legal practice that an Egyptian landlord will refuse to return the security deposit until the vacating tenant provides official clearance receipts (Mokhalsa) from the electricity, gas, and water companies proving all accounts carry a zero balance up to their move-out date.

Ensure you meticulously track move-in conditions and utility readings with Landager's digital property inspection tools for your Egyptian portfolio.

Back to Egypt Landlord-Tenant Laws Overview.