Maintenance & Habitability in Saudi Arabia (2026 Legal Guide) — Rules & Requirements
About this article
Sourced from Omani royal decrees, ministerial decisions, and the Basic Statute of the State. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
Landlords have a legal duty to maintain rental properties in livable condition — and the Ejar platform provides a documentation trail for maintenance disputes:
- Structural maintenance: The landlord is responsible for major repairs — plumbing, electrical systems, roofing, structural issues, and air conditioning (a habitability essential in Saudi Arabia's extreme heat).
- Habitability: The property must be fit for its intended purpose. In Saudi Arabia, a non-functioning AC system during summer months (temperatures exceeding 50C) can render a property unlivable, giving the tenant the right to demand immediate repair or terminate the lease.
- Tenant responsibilities: Minor maintenance and day-to-day upkeep (light bulbs, small fixtures) are typically the tenant's responsibility unless the Ejar contract specifies otherwise.
- Contract terms: The Ejar contract should specify who is responsible for each type of maintenance — this is enforceable through the Enforcement Court.
- Right to repair: If the landlord fails to make necessary repairs after written notice, the tenant may be able to make repairs and seek reimbursement — but document everything and ideally get a court order first.
When does it apply?
- Your rental property has a maintenance issue that affects livability — broken AC, plumbing leaks, electrical faults, pest infestations.
- Your landlord refuses to make repairs that are their responsibility under the Ejar contract.
What to Do If Your Landlord Refuses to Fix a Broken AC or Essential Repairs in Saudi Arabia
- Notify your landlord in writing about the issue — send a message through the Ejar platform or by documented method (email, WhatsApp with read receipts) and keep copies.
- Give the landlord a reasonable time to respond and arrange repairs.
- If they refuse, file a complaint through the Ejar platform or directly to the Enforcement Court via the Najiz platform.
- Document the problem with photos, videos, and dates — this evidence is critical for any Enforcement Court claim.
What should you NOT do?
- Do not withhold rent without a court order — even if the landlord is neglecting maintenance, non-payment gives them grounds to file for eviction.
- Do not make expensive repairs yourself without documenting the landlord's refusal and getting legal advice — the Enforcement Court may not reimburse you without proper procedure.
- Do not ignore small problems — in Saudi Arabia's extreme climate, minor issues (small leaks, AC inefficiency) can escalate rapidly into habitability crises.
About Housing Rights in Oman
Your lease in Saudi Arabia must be registered on Ejar, the government's mandatory electronic system run by MOMRAH. Without it, you can't enforce the contract or access government services tied to your address. There's no rent cap — increases are negotiated at renewal, and mid-lease hikes only stick if the contract permits them. Brokers are regulated by REGA, and a 5% Real Estate Transaction Tax applies to sales. Eviction must go through the Enforcement Courts (Tanfeedh); landlord self-help like lock-changing is illegal. Other disputes file through Najiz.
Common Questions
What is the maintenance & habitability obligations right in Oman?
Landlords have a legal duty to maintain rental properties in livable condition — and the Ejar platform provides a documentation trail for maintenance disputes:Structural maintenance: The landlord is responsible for major repairs — plumbing, electrical systems, roofing, structural issues, and air conditioning (a habitability essential in Saudi Arabia's extreme heat).Habitability: The property must be fit for its intended purpose. In Saudi Arabia, a non-functioning AC system during summer months (temperatures exceeding 50C) can render a property unlivable, giving the tenant the right to demand i...
When does it apply — maintenance & habitability obligations?
Your rental property has a maintenance issue that affects livability — broken AC, plumbing leaks, electrical faults, pest infestations.Your landlord refuses to make repairs that are their responsibility under the Ejar contract.
What should I do if my landlord will not make essential repairs like a broken air conditioner in Saudi Arabia?
Notify your landlord in writing about the issue — send a message through the Ejar platform or by documented method (email, WhatsApp with read receipts) and keep copies.Give the landlord a reasonable time to respond and arrange repairs.If they refuse, file a complaint through the Ejar platform or directly to the Enforcement Court via the Najiz platform.Document the problem with photos, videos, and dates — this evidence is critical for any Enforcement Court claim.
What should you NOT do — maintenance & habitability obligations?
Do not withhold rent without a court order — even if the landlord is neglecting maintenance, non-payment gives them grounds to file for eviction.Do not make expensive repairs yourself without documenting the landlord's refusal and getting legal advice — the Enforcement Court may not reimburse you without proper procedure.Do not ignore small problems — in Saudi Arabia's extreme climate, minor issues (small leaks, AC inefficiency) can escalate rapidly into habitability crises.