Eviction Process in Saudi Arabia: Notice Types and Ejar Enforcement
A complete guide to the eviction process for landlords in Saudi Arabia, covering valid reasons for eviction, Ejar enforcement, and the 60-day notice rule.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
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:
- 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.
- Subletting Without Permission: If the tenant leases the property to a third party without explicit written consent from the landlord.
- Property Damage: If the tenant intentionally causes severe structural or material damage to the unit.
- Illegal Activities: Using the property for purposes that violate Saudi law or Islamic Sharia principles.
- 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:
- Default: The tenant misses a rent payment date.
- Mandatory Wait Period: The landlord may only apply for enforcement after the rent remains unpaid for at least 30 days from the due date.
- Application for Enforcement: The landlord accesses their Absher/Najiz portal and files an enforcement request directly against the tenant using the Ejar contract ID.
- Court Notification: The Enforcement Court issues a notice under Article 34 of the Enforcement Law to the tenant demanding payment within 5 days.
- 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).
- 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.
Sources & Official References
Frequently Asked Questions
▶What is the legal eviction process for landlords in Saudi Arabia?
The eviction process in Saudi Arabia requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
▶What are the key landlord-tenant laws in Saudi Arabia?
Saudi Arabia has significantly modernized its landlord-tenant laws through the Ejar platform and the Real Estate General Authority (REGA). All rental contracts must be registered on Ejar to be legally binding and enforceable. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What are the rent increase limits and caps in Saudi Arabia?
Saudi Arabia has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Saudi Arabia?
Saudi Arabia has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Saudi Arabia?
Lease agreements in Saudi Arabia must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Saudi Arabia?
Landlords in Saudi Arabia are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Saudi Arabia?
Saudi Arabia has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Saudi Arabia?
Landlords in Saudi Arabia must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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