Maintenance & Habitability Obligations
Written in plain language for general understanding. This is educational content, not legal advice. Based on Saudi royal decrees, regulations, and ministerial decisions.
Saudi National Law
What is this right?
Landlords have a legal duty to maintain rental properties in livable condition:
- Structural maintenance: The landlord is responsible for major repairs — plumbing, electrical systems, roofing, structural issues, and air conditioning systems.
- Habitability: The property must be fit for its intended purpose. If a defect makes the property unlivable, the tenant can demand repairs 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 contract says otherwise.
- Contract terms: The Ejar contract should specify who is responsible for what types of maintenance.
- Right to repair: If the landlord fails to make necessary repairs after written notice, the tenant may be able to make repairs and deduct the cost from rent — but this requires careful documentation and ideally a court order.
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.
What should you do?
- Notify your landlord in writing about the issue — keep a copy of the request.
- Give the landlord a reasonable time to respond and arrange repairs.
- If they refuse, file a complaint through the Ejar platform or the Enforcement Court.
- Document the problem with photos, videos, and dates.
What should you NOT do?
- Do not withhold rent without a court order — this puts you at risk of eviction.
- Do not make major repairs yourself and deduct from rent without documenting the landlord's refusal and getting legal advice first.
- Do not ignore small problems that can grow into larger ones — report them early.
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