Many older properties were built with paper permits never moved online, with no permit at all, or with a permit that no longer matches the building after years of additions. The problem does not appear on purchase day but on sale, financing, a tenant's commercial licence application or unit sorting. If you have bought a building without a permit or with a paper permit, there is no need to worry: there is a clear regulatory route to document the building, and the key is to establish its status precisely before choosing the service. Here are your steps in order.
First: Establish the Building's Status
| Situation | Likely route |
|---|---|
| An old paper permit not showing on Balady | It may have been issued by the municipality and never moved to Balady. Read: Old permit not showing on Balady |
| No permit at all | Existing building status rectification after a survey decision for the same purpose |
| A permit exists but the building differs from it | Status rectification or adding and modifying components, depending on the case |
| The permit is in the previous owner's name | Building permit ownership transfer on Balady |
For a detailed comparison of services: Which permit does an existing building need?
Second: Check the Deed
All later services start from an updated electronic deed in your name. If the deed is on paper or its area differs from reality, fix that first. Read: Converting a paper deed to an electronic one and When the deed area differs from reality.
Third: The Survey Decision
Balady notes that old buildings without permits can apply for existing building status rectification after a survey decision is issued for the same purpose. See our survey report service. Make sure the decision's purpose matches the service, as a decision issued for another purpose may not be accepted. Read: Land survey vs. survey decision.
Fourth: The Engineering Survey and As-Built Drawings
The engineering office surveys the building as it stands, prepares the as-built and other required drawings, and identifies any elements breaching the requirements that need fixing before licensing. Read: As-built drawings.
Fifth: Fines and Issue
The municipality calculates any fines within the application, issues the invoice, and the permit is issued after payment. Read: Fines for non-compliant buildings.
What Comes After Documentation?
- The occupancy certificate if you need to close the building's file. Read: The occupancy certificate.
- Tenants' commercial licences by attaching the building permit.
- Sorting if the building is an apartment block whose units you want to sell with separate deeds. Read: Is your building eligible for sorting?
- Modifications or additions now that the building has a regulatory basis.
Advice for Buyers
Before buying an existing property, look up its building permit and ask for a technical inspection comparing the building with the permit. The expected cost of fixing it should feed into the price negotiation. Read: Building permit inquiry and Building inspection before purchase.
Common Mistakes
- Applying for a new building permit for an existing building.
- Starting modifications before the building is documented.
- Postponing the fix until it is time to sell.
- Not updating the deed before starting.
Frequently Asked Questions
Can an occupancy certificate be issued for a building without a permit?
A building permit is one of the occupancy certificate's requirements, so status rectification must come first.
Does status rectification mean demolishing violations?
Not necessarily; it depends on the type of violation, the engineering office's report and the municipality's decision.
How long does status rectification take?
It depends on the building's size, how ready the deed and survey decision are, and the extent of fixes needed.
Can I claim against the seller?
That is a contractual and legal matter between you and the seller; the property's regulatory file must be dealt with by the current owner.
The building is commercial. Is the route different?
The same principles apply with extra requirements depending on use. Read: Commercial building status rectification.
Related Guides
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that establishes the building's regulatory status and handles the survey decision, engineering survey and status rectification through to the permit. Learn about our status rectification service, or contact us.
Regulatory information is based on the Balady platform and the Ministry of Municipalities and Housing, and procedures may be updated by the competent authority. Last reviewed: October 2026.
