Commercial Security Deposits in Egypt: Practices and Clearances

In Egypt's rapidly expanding commercial real estate sector—governed heavily by the free-market principles of the Egyptian Civil Code—security deposits are entirely a matter of private negotiation. Unlike highly regulated Western markets, there are no statutory caps on deposit amounts, nor are there government-mandated escrow accounts required to hold them.

However, established market norms and the critical bureaucratic process of utility clearances shape how commercial security deposits operate in practice across Cairo, Alexandria, and the new developmental cities.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Commercial landlord-tenant laws in Egypt are undergoing rapid implementation changes. Always consult with a licensed commercial real estate attorney in Egypt for advice specific to your situation. Last verified: March 2026.

Standard Commercial Deposit Amounts

Because commercial ("New Rent") leases are governed by freedom of contract, landlords possess immense leverage in setting deposit requirements, particularly for prime retail or Grade A office spaces.

• Typical Range: The standard security deposit for a commercial property in Egypt ranges from 2 to 4 months of the base rent.
• High-Risk/Premium Properties: For specialized commercial spaces (such as heavy industrial units, standalone buildings, or restaurants requiring significant modification), landlords frequently demand 6 months or even up to a full year's rent as a security deposit to mitigate the risk of extensive property damage or abrupt business failure.
• Upfront Rent: It is also standard practice alongside the security deposit for landlords to require at least 1 to 3 months of rent paid in advance upon signing.

Handling the Funds

There are absolutely no federal banking regulations in Egypt requiring a commercial landlord to hold a security deposit in a separate, interest-bearing escrow account.

The landlord simply receives the funds—often deposited via bank transfer or physically handed over in cash (which is still a prevalent high-value transaction method in the local market)—and holds them personally or within their corporate accounts. The commercial tenant generally does not have the right to claim any accrued interest on the deposit amount when it is eventually returned.

The Critical Prerequisite for Return: The Mokhalsa

The security deposit is primarily designed to cover physical damages to the commercial unit beyond standard commercial wear and tear. However, its most frequent and functional use in Egypt is safeguarding the landlord against unpaid corporate utility bills.

The Egyptian commercial market is notorious for utility providers quickly converting unpaid water, electricity, and gas bills into direct liens or aggressive cuts to the specific property unit, shifting the immense corporate liability back onto the landlord once a commercial tenant vacates.

Therefore, the refund of a commercial security deposit is entirely contingent upon the tenant providing a "Mokhalsa" (Official Clearance Certificate).

The Clearance Process

1. Upon the termination of the commercial lease, the tenant is strictly required to visit the local government utility offices (Electricity Distribution Company, Water Authority, Gas provider).
2. The tenant must pay all outstanding commercial balances and obtain an official, stamped Mokhalsa document from each entity definitively proving the meters hold a zero balance.
3. The landlord will withhold the entirety of the substantial commercial security deposit until these stamped physical clearances are presented by the departing business.
4. If the tenant fails to provide the clearances, the landlord is legally entitled to utilize the deposit funds to settle the exorbitant commercial utility debts directly, refunding only the residual balance (if any).

Deductions and Timelines

The commercial lease agreement should dictate the precise timeline for the deposit's return (e.g., "within 30 days of lease termination and presentation of all utility clearances").

Valid Deductions typically include:

• Unpaid base rent or accrued late fees.
• Outstanding commercial utility bills, property taxes (if allocated to the tenant in the lease), or unpaid compound maintenance fees (Wadeea).
• Costs to repair severe physical damage (e.g., destroyed corporate glass partitions, damaged commercial flooring, or unapproved structural modifications).
• Costs to restore the property to its original "shell and core" state if the tenant undertook massive personalized build-outs and the contract required restoration.

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Next: Commercial Eviction Process in Egypt