Eviction Process in Saudi Arabia: Notice Types and Ejar Enforcement

Evicting a tenant in Saudi Arabia is a formal legal process governed by the Enforcement Law (Royal Decree No. M/53) and the Ejar platform regulations (Cabinet Resolution No. 292). With the widespread adoption of the Ejar platform, registered contracts act as executive instruments (Article 9), significantly streamlining the process through the Enforcement Court and shifting away from lengthy civil court proceedings.

Self-Help Evictions are Illegal

First and foremost, landlords cannot take the law into their own hands. It is entirely illegal to perform a "self-help" eviction. Landlords must avoid:

• Changing the locks without a court order
• Cutting off essential utilities (electricity, water)
• Removing the tenant's belongings by force
• Harassing the tenant or preventing access to the property

Violating these rules can result in severe fines, criminal liability, and mandates to compensate the tenant. Eviction must be executed by the Enforcement Court and local law enforcement.

Valid Grounds for Eviction During a Lease

During an active, fixed-term lease, a landlord can generally only evict a tenant for a valid "at-fault" reason. The most common grounds include:

1. Non-Payment of Rent: If the tenant fails to pay rent according to the agreed schedule on the Ejar platform and remains in default for at least 30 days.
2. Subletting Without Permission: If the tenant leases the property to a third party without explicit written consent from the landlord.
3. Property Damage: If the tenant intentionally causes severe structural or material damage to the unit.
4. Illegal Activities: Using the property for purposes that violate Saudi law or Islamic Sharia principles.
5. Violation of Lease Terms: Substantial breach of the clauses specifically outlined in the binding Ejar contract.

The Eviction Process for Non-Payment

If a tenant fails to pay rent, landlords using the standard Ejar contract benefit from direct access to the Enforcement Court (Mahkamat Al-Tanfeeth). Because an Ejar contract is treated as an "executive instrument" under Article 9 of the Enforcement Law, the process is fast:

1. Default: The tenant misses a rent payment date.
2. Mandatory Wait Period: The landlord may only apply for enforcement after the rent remains unpaid for at least 30 days from the due date.
3. Application for Enforcement: The landlord accesses their Absher/Najiz portal and files an enforcement request directly against the tenant using the Ejar contract ID.
4. Court Notification: The Enforcement Court issues a notice under Article 34 of the Enforcement Law to the tenant demanding payment within 5 days.
5. Enforcement Actions: If the tenant still does not pay, the judge can order severe sanctions under Article 46, including freezing bank accounts, banning travel, and suspending government services (Absher).
6. Eviction Order: The judge will ultimately issue a formal order to vacate the property, which is executed by local law enforcement if the tenant refuses to leave peacefully.

Notice for Non-Renewal (End of Lease)

If the landlord simply wishes not to renew the contract when it expires, the rules vary depending on the location and the reason for eviction:

• Standard Residential Leases: A written notice of non-renewal must be served at least 60 days before the contract expires.
• Personal Use (Riyadh): Under 2025 regulations, evicting for personal use requires a 365-day written notice period.
• If no required notice is provided by either party, Ejar contracts usually automatically renew for a similar term.

Special Eviction Exceptions in Riyadh

For properties in Riyadh, effective September 25, 2025, rent stabilization efforts prohibit landlords from refusing lease renewal except for three specific grounds:

• Non-payment of rent: Following the mandatory 30-day default period.
• Structural safety issues: Verified by an official technical report requiring complete evacuation.
• Personal use: By the landlord or a first-degree relative. This requires a 365-day written notice, and the property cannot be re-rented to another party for 365 days following the eviction.

Handling Tenant Belongings

If a tenant abandons the property but leaves belongings behind, the landlord must petition the court to inventory and handle the items. The belongings must be stored, and if unclaimed, they may be auctioned off under the supervision of the court to recover unpaid rent.

Landager ensures that you are instantly alerted about missed payments and impending lease renewals so that you never miss the 60-day or 365-day notice windows mandated by Saudi law.

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