Article 442 of the Saudi Civil Transactions Law
المادة 442 من نظام المعاملات المدنية · الفرع الرابع: انتهاء عقد الإيجار
Either the lessor or the tenant may request termination of the lease for a supervening excuse relating to that party, while compensating the other; a tenant cannot be forced to return the property at the lessor's request for termination until compensation or adequate security is received.
Official text (Arabic)
This article has not been amended since the law was issued.
1- لكل من المتعاقدين طلب فسخ عقد الإيجار إذا حدث عذر طارئ متعلق به، ويلزمه تعويض المتعاقد الآخر عما ينشأ عن هذا الفسخ من ضرر.
2- إذا كان المؤجر هو الذي يطلب فسخ العقد فلا يجبر المستأجر على رد المأجور حتى يستوفي التعويض أو يحصل على ضمان كافٍ.
This is the official Arabic wording, the only legally binding version. We do not translate the law itself; the explanation below is ours. Official source: Bureau of Experts at the Council of Ministers
Article 442 explained in plain English
This article allows either party to a lease to request ending it early because of a supervening excuse, while protecting the other party.
1- The right to terminate for a supervening excuse:
- Either the lessor or the tenant may request termination if a supervening excuse relating to that party arises, not to the other party.
- The party requesting termination must compensate the other contracting party for the harm arising from the termination.
A supervening excuse therefore does not relieve its holder from bearing the harm the termination causes the other party. The article does not define a supervening excuse or give examples.
2- Protection of the tenant when the lessor requests termination: if it is the lessor who requests termination, the tenant cannot be forced to return the leased property until the tenant receives compensation or obtains adequate security. This gives the tenant a way to secure the tenant's right before leaving the property.
This article connects to Article 441, which provides that the contract does not end with the death of one of the parties and allows termination in specified cases. It differs in that the ground for termination here is a supervening excuse relating to the party requesting termination.
Because what counts as a supervening excuse and the amount of compensation vary from case to case, it is advisable to consult a lawyer specializing in real estate or civil matters before requesting termination.
Practical example
Tariq rented an apartment in Riyadh for two years, and after six months his employer suddenly transferred him to another city. Tariq may request termination of the contract for this supervening excuse relating to him, but he must compensate the owner for the harm arising from the termination.
Translated from our Arabic explanation with machine assistance. For guidance only; it does not replace advice from a lawyer on your situation.
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Frequently asked questions about Article 442 of the Saudi Civil Transactions Law
Can a tenant terminate a lease before its term ends?
Yes, if a supervening excuse relating to the tenant arises, but the tenant must compensate the lessor for the harm arising from the termination.
Can a landlord end a lease because of a supervening circumstance?
Yes. Either contracting party may request termination for a supervening excuse relating to that party, and must compensate the other party.
Must the tenant leave as soon as the landlord requests termination?
No. The tenant cannot be forced to return the leased property until the tenant receives compensation or obtains adequate security.
More articles on Lease Contract
- Article 287
The article prevents set-off between a depositary's debt against the depositor and the deposit, or between a borrower's debt against the lender and the loaned item, except by agreement of the parties.
إذا كان للمودع لديه دينٌ على المودع أو كان للمستعير دين على المعير، فلا تقع المقاصة بين الدين والوديعة أو بين الدين والشيء المعار ولو كان الدين من نوع أي منهما
- Article 296
The article sets a period of 5 years after which a claim is not heard against a party who denies it, for the rights of the liberal professions and recurring periodic rights, with an exception of 10 years for the proceeds owed by a bad-faith possessor and endowment proceeds.
دون إخلال بالنصوص النظامية، لا تُسمع الدعوى على المنكر بانقضاء (خمس) سنوات في الحقوق الآتية: أ- حقوق أصحاب المهن الحرة، كالأطباء والمحامين والمهندسين عما أدوه م
- Article 407
The article defines a lease as a contract by which the lessor enables the lessee to benefit from a non-consumable thing for a specified period in return for rent.
الإيجار عقد يُمَكِّنُ بمقتضاه المؤجر المستأجر من الانتفاع مدةً معينةً بشيءٍ غير قابل للاستهلاك مقابل أجرةٍ.
- Article 408
The article allows the leased item to be a thing, a usufruct or a right, specified individually or by type, and also allows it to be an undivided share.
1- يصح أن يكون المأجور عينًا أو منفعةً أو حقًّا؛ سواء كان معيَّنًا بالذات أو بالنوع. 2- يصح أن يكون المأجور حصَّةً شائعة.
- Article 409
The article allows it to suffice to state sound bases for determining the rent, and allows the rent to be a specified sum together with a known percentage of the output or profit.
يصح أن يقتصر تقدير الأجرة على بيان أسسٍ صالحةٍ تتحدد بمقتضاها، ويصح أن تكون بمبلغٍ معيَّنٍ مع نسبةٍ معلومةٍ من الناتج أو من الربح.
- Article 410
The article allows a lease contract to require that the rent be paid in advance, deferred or paid in installments.
يصح اشتراط تعجيل الأجرة أو تأجيلها أو تقسيطها.
The texts are reproduced from the official website of the Bureau of Experts at the Council of Ministers for reference; where they differ, the officially published Arabic text prevails. This content is not legal advice.