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Eviction

Synonyms: Forced Eviction، Tenant Removal، Property Eviction

Last updated: 2026-05-06

Short Definition

Forcing tenant to vacate the property, done only through legal channels for legitimate reasons like non-payment or contract expiry.

Overview

Eviction under Saudi law is the legal procedure to compel the lessee to leave the property and return it to the lessor — whether due to contract period expiration, material breach of terms, or specific statutory reasons. Eviction is one of the hardest decisions for the lessor because it requires documented legal procedures. Types of eviction: natural eviction (contract end without renewal, lessee voluntarily leaves), eviction by agreement (consensual termination), and forced eviction (enforcement request via Najiz by the lessor due to material breach like payment delay, or criminal complaint in rare cases). Forced eviction requires: contract documented in Ejar, proof of breach (e.g., 3 months payment delay, or major damage), official notice to lessee, then enforcement request via Najiz. Enforcement court issues an eviction decision within 7-14 days usually, executed with police assistance if needed. The lessor has no right to evict themselves (changing locks, removing belongings) — this is considered trespass and obligates them to compensation.

Legal Basis

Eviction is regulated by the Enforcement Law issued by Royal Decree No. (M/53) of 1433 AH, which gives the lessor the right to file a direct enforcement request with a contract documented in Ejar. The Civil Transactions Law also regulates parties' rights upon contract termination. Self-help eviction (without judiciary) is a crime under the Anti-Harassment in Residences Law.

Sources

Practical Example

A villa owner leased it to a tenant under an annual contract. The tenant delayed payment for 3 months (total SAR 9,000). The lessor sent an official notice via Ejar, waited two weeks without response. He entered Najiz, attached the documented contract and notice evidence, filed an enforcement request. An enforcement order was issued within 5 days: seizing the tenant's salary to collect arrears + property eviction within 30 days. Had the owner tried to force the tenant out by changing locks or cutting electricity, he would be a trespasser and prosecuted. The legal procedure protected him legally and ensured full recovery of his rights.

Common Mistakes

  • ✗Attempting to evict the tenant by cutting electricity or water — a crime warranting penalties and tenant compensation.
  • ✗Changing locks during tenant's absence — trespass on personal property and tenant's right to use the property.
  • ✗Removing tenant's belongings without judicial order — may obligate lessor to compensate belongings value + moral damage.
  • ✗Starting enforcement without prior official notice — notice is essential and its absence invalidates the enforcement request.
  • ✗Believing contract end gives immediate eviction right — even with end, eviction requires tenant consent or judicial procedure.

International Differences

In the UAE, eviction goes through the Rental Disputes Center (taking 30-60 days). In Turkey, eviction is very difficult and may take years. In the US, eviction is subject to varying state laws. The Saudi advantage: exceptional speed of eviction via Najiz (7-30 days) thanks to direct enforcement of Ejar-documented contracts.

FAQs

How long does eviction via Najiz take?▾
Usually 7-30 days from request submission to enforcement decision. Actual execution may take an additional week. Complex cases may take longer.
Can the lessor prevent the tenant from entering the property?▾
Never, even during dispute. Tenant's use right continues until judicial eviction decision is issued and executed. Any prevention is trespass.
What happens to tenant's belongings after eviction?▾
A reasonable grace (usually 7-14 days) is given to remove belongings. Upon grace end, the lessor may store them or request the court to sell them to recover debts.
Can the lessor evict the tenant if they want to sell the property?▾
No, the contract binds the new owner. But the lessor may negotiate with the tenant to amicably end the contract for compensation, or wait for period end.
Can an eviction order be appealed?▾
Yes, the tenant has the right to file an objection within a specified period. But if evidence is strong (documented payment delay, expired contract), the appeal reduces success chances.

In Other Languages

Arabic
الإخلاء

إجبار المستأجر على ترك العقار، يتم عبر القنوات القانونية فقط لأسباب مشروعة كعدم دفع الإيجار أو انتهاء العقد.

English
Eviction

Forcing tenant to vacate the property, done only through legal channels for legitimate reasons like non-payment or contract expiry.

Turkish
Tahliye

Kiracıyı mülkü boşaltmaya zorlama; sadece yasal kanallarla, ödememe veya süre dolması gibi meşru nedenlerle yapılır.

Related Terms

Breach of Contract

Failure of either party to comply with contract terms, like non-payment or property misuse, giving the affected party right to claim compensation or termination.

Rental Disputes

Disputes between landlord and tenant resolved through specialized judicial committee in Ejar, providing fast solutions without resorting to general courts.

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