Summer Apartment Hunting in Saudi Arabia: What to Check

Hunting for an apartment in Saudi Arabia during the summer? Here's the one rule that saves you from most problems: never sign anything but a registered Ejar lease contract — no handwritten notes, no informal WhatsApp agreements. Everything else in this guide flows from that. After helping plenty of Saudi Living readers through their first Riyadh and Jeddah viewings, we've learned that summer apartment hunting in Saudi Arabia comes down to two things: testing the air conditioning honestly, and getting every cost in writing before you sign.

The short answer: never sign without an Ejar contract

Ejar is the government platform that registers residential leases in Saudi Arabia. A contract that isn't on Ejar gives you almost no protection if the landlord withholds your deposit, changes the terms, or disputes anything. It also matters for everyday life: you'll often be asked for a registered lease when setting up utilities, sponsoring family, or dealing with certain government services.

So before you fall in love with a flat, agree on one thing with the landlord or agent: the deal only happens through Ejar. If they hesitate, treat that as a warning sign.

Why summer is the trickiest time to rent

Summer in Riyadh and Jeddah is prime moving season — new arrivals land ahead of the school year, families relocate between neighbourhoods, and turnover is high. That means more choice, but also more pressure to decide fast and more shortcuts. It's also the one season where you can properly test the single most important feature of any Saudi apartment: the air conditioning. Viewing a flat in July tells you the truth about cooling in a way a mild winter viewing never will.

Check the contract first — Ejar or nothing

Before you worry about paint colours, get the paperwork right. A proper Ejar contract protects both sides and keeps everything in writing.

Confirm the landlord and property details

Make sure the following are entered correctly in the Ejar contract:

• Landlord identity — the owner's national ID, or the commercial registration if the property is managed by a company.
• Ownership — the person signing should genuinely have the right to lease the unit.
• Exact address — the building and apartment number in the contract must match the unit you actually viewed. A mismatch here causes real headaches later.

Duration and renewal terms

Standard residential leases run for 12 months. Check whether renewal is automatic or by mutual agreement, and confirm it all happens through Ejar. Make sure any notice period for leaving is spelled out so you're not caught out at the end of the year.

Know the real costs before you commit

Rent is only part of the picture. Get clarity on every one of these numbers before you sign, and make sure who-pays-what is written into the contract fields — not left to a verbal promise.

Ejar platform fees

For a typical residential contract, the Ejar fees usually work out like this:

• New contract — typically around SAR 250, paid once.
• Renewal — typically SAR 125

Always confirm the exact fee on the Ejar payment screen before you pay, as amounts can change. In practice the landlord usually pays the Ejar fee, though the two parties can agree otherwise — just make sure it's written down.

Agent commission

If a broker is involved, expect commission of about 2.5% of the annual rent, usually paid once at signing. Ask upfront and get it in writing so it doesn't appear as a surprise on the day.

Security deposit

A security deposit of 1–2 months' rent is standard. It should be refundable at the end of the lease provided there's no damage and no unpaid utilities. Photograph the flat's condition on move-in day so you have evidence when it's time to get your deposit back.

The summer viewing checklist

This is where a July viewing pays off. Walk through the apartment slowly and test everything.

Air conditioning comes first

In the Saudi summer, AC is not a feature — it's survival. Check:

• How many units there are, and whether every room you'll use is covered.
• The type — split units, window units, or central cooling — and roughly how old they are.
• Actual cooling performance — switch each one on and wait. A unit that struggles at midday in summer will never cope in August.

Water, plumbing and building services

• Water pressure and the hot water heater — run the taps and the shower.
• Elevator condition, if the building has one.
• Parking — is a space allocated to your unit, and how do you access it?
• Common areas and security — cleanliness, CCTV, and access control at the entrance.
• Internet — check whether fibre or DSL is actually available in the building, not just "in the area".
• Noise — try to gauge night-time and rush-hour noise levels before you commit.

Utilities and meters

Ask exactly how utilities are billed:

• Whether electricity, water and gas have separate meters for your unit or shared meters with other flats.
• If meters are shared, how bills are split.
• Who pays any municipality (Baladiya) fees that apply.

Shared meters can mean you end up subsidising a neighbour's usage, so this is worth pinning down early.

The rules that catch tenants out

Some restrictions only surface after you've moved in. Clarify them before signing and, where relevant, get them written into the lease:

• Building type — is it residential only, or mixed-use with shops and offices below?
• Occupancy — whether the building allows families, bachelors, or both.
• Visitors, subletting and room-sharing — these can be restricted.
• Pets — many buildings have rules, so confirm if this matters to you.
• Short-term rental — often not permitted; don't assume you can re-let.

Typical rent ranges in Riyadh and Jeddah

Rents vary hugely by district, size, and finish. As a rough guide for standard, non-luxury units, expect to pay more in central and newer districts and less further out. In Riyadh, popular areas like Al Malqa, Al Yasmin, and Al Narjis command higher rents than older or more distant neighbourhoods, while in Jeddah, districts near the Corniche and Al Rawdah sit at the upper end. Rather than fixate on one number, browse current listings for your target neighbourhood and compare like-for-like — a well-maintained, well-cooled flat is worth paying a little more for in this climate.

Ready to compare? Browse the latest apartments and villas on Saudi Living and shortlist a few before you start viewing.

FAQs

Do I really need an Ejar contract to rent an apartment?

Yes. A registered Ejar lease is the standard and protects you legally. Avoid handwritten or informal agreements entirely — they leave you exposed if a dispute arises over your deposit or the terms.

Who pays the Ejar fee and the agent commission?

The landlord usually pays the Ejar platform fee, though parties can agree otherwise. Agent commission — typically around 2.5% of the annual rent — is usually paid by the tenant once at signing. Confirm both in the contract before you sign.

How much is a security deposit in Saudi Arabia?

Typically 1–2 months' rent. It's refundable at the end of the lease provided there's no damage and no unpaid utilities, so document the flat's condition when you move in.

What's the most important thing to check when viewing in summer?

The air conditioning. Turn on every unit and let it run — a system that can't cool the flat during a summer viewing will not cope with the peak of August.

How can I tell if the utility bills will be fair?

Ask whether electricity, water and gas have separate meters for your unit. Shared meters can leave you covering part of a neighbour's usage, so confirm how bills are split before signing.

How long is a standard lease?

Standard residential leases run for 12 months, with renewal either automatic or by mutual agreement through Ejar. Always check the notice period for moving out so you're not caught by surprise at the end of the year.

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