Kuwait Residential Lease Laws: A Guide for Landlords

Kuwait boasts a robust and highly regulated residential leasing sector governed primarily by Decree Law No. (35) of 1978 Regarding Leasing of Real Estate and its subsequent amendments. The law carefully balances the rights of both the landlord and the tenant, ensuring stability for families while protecting real estate investments.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Laws and judicial interpretations change. Always consult a licensed attorney in Kuwait for advice specific to your situation. Information last verified: March 2026.

Key Kuwait Rental Laws at a Glance

The Specialized Rental Court

Kuwait is unique in that it has established an independent administration and court known as the "Rental Court" (محكمة الإيجارات) within the Ministry of Justice. Its mandate is to swiftly adjudicate all disputes arising from residential and commercial leases, including financial claims and eviction requests. Landlords must utilize this specialized court exclusively for rental matters.

Security Deposits in Kuwait

Kuwaiti law does not prescribe a maximum ceiling for security deposits. However, local market custom often dictates a deposit equivalent to one month's rent (paid in advance). This deposit is held to cover any abnormal damages upon the tenant's departure or to settle outstanding electricity and water (MEW) bills that fall under the tenant's responsibility.

For more details, refer to our Security Deposits guide.

Rent Increases (Ajrat Al-Mithl)

Kuwait has a very stable rent control system. Under Article 11, a landlord is prohibited from increasing the rent (and a tenant from decreasing it) until five (5) consecutive years have passed from the start date of the contract or the date of the last rent modification.

If the parties disagree on the new rent amount after five years, either party can petition the Rental Court to determine the "Ajrat Al-Mithl" (similar rent), which is the fair market value compared to similar properties.

For more details, refer to our Rent Increases guide.

The Eviction Process

A landlord cannot force a tenant to vacate merely because the written contract has expired, provided the tenant continues to pay rent (statutory extension of the lease). However, Article 20 specifies exceptional grounds for eviction, including:

• Non-Payment: If the tenant fails to pay the rent within twenty (20) days of its due date.
• Subletting: Transferring or subleasing the property without written consent.
• Demolition: The landlord needs to demolish the building for reconstruction (subject to age and municipality approvals).
• Personal Need: The landlord urgently needs the property for personal or immediate family residence (with strict proof and notice prerequisites).

For more details, refer to our Eviction Process guide.

Maintenance Obligations

Under Kuwaiti Civil Law, the landlord is historically responsible for major structural maintenance. However, in today's investment apartment market, many daily and routine maintenance obligations are shifted to the tenant through explicit clauses in the lease contract, excluding fundamental structural risks.

For more details, refer to our Maintenance Obligations guide.

Ensuring Compliance in Kuwait

Managing investment properties requires accurate tracking of contract renewal dates (to monitor the 5-year cycle) and payment due dates (to pinpoint the 20-day grace period). Landager's platform helps you archive contracts, track receipts, and schedule reminders to maintain secure control over your investments in Kuwait.

Explore more about Kuwaiti lease laws:

• Security Deposits
• Eviction Process
• Required Disclosures
• Rent Increases
• Lease Requirements
• Maintenance Obligations
• Late Fees