Planning to build a villa, an apartment building or a commercial building? The first thing you need is a valid building permit, issued electronically through the Balady platform. Most owners are not asking whether they need a permit, but rather: what exactly are the requirements, who submits the application, how long does it take, and why does the application sometimes come back more than once?
In this guide we explain how to get a building permit step by step, as described on the official service page of the Ministry of Municipalities and Housing, together with what we see in practice when issuing permits in Riyadh: where applications get delayed, what to prepare before you start, and what happens after issuance up to the occupancy certificate.
What Is a Building Permit?
A building permit is the official authorization that allows an owner to start construction on their land according to drawings approved by an engineering office and compliant with the Saudi Building Code and municipal requirements. It is issued electronically only through the Balady platform, and its data is then shared with utility and service entities such as electricity, water and Civil Defense.
When Do You Need a Building Permit, and When Do You Need a Different Permit?
Not every construction job is a "new building permit". Choosing the wrong service is one of the most common causes of lost time. This table summarizes the decision:
| Your situation | The right Balady service |
|---|---|
| Vacant land and you want to build a new building | Issuing a building permit |
| You only want to fence the land | Fencing permit (through the same building permit service). See land fencing permit |
| You want to excavate and level before building | Site preparation permit |
| A licensed building and you want to add a floor, an annex or make modifications | Adding and modifying building components |
| An existing building without a permit, or different from its permit | Existing building status correction |
| Restoring a licensed building | Restoration permit |
| Demolishing an existing building | Demolition permit |
| The permit expired and construction is not complete | Building permit renewal |
| You bought land or a building with a permit in the previous owner's name | Transfer of building permit ownership |
If you are not sure about your situation, read: Status correction, modification or restoration? How to choose the right permit.
Building Permit Requirements 2026 and Required Documents
According to the official "Issuing a Building Permit" service page, these are the core requirements. Details vary by building type, activity and location:
| Requirement | What it means in practice |
|---|---|
| Updated electronic title deed, housing contract or investment contract | An old paper deed must be updated to an electronic one before you start, and any difference in area or boundaries will surface later as an obstacle. |
| Valid survey decision (report) for construction purposes | It defines the land's boundaries, dimensions and area, and is valid for 3 years. See surveying services. |
| Contract with an engineering office for the architectural designs | The design office accepts the delegation, prepares the drawings and submits them for review. |
| Contract with a supervising engineering office and a building contractor | Both are assigned during the contracting stage within the same application. |
| Latent defects insurance for the building | Issued within the Balady application journey for applications submitted after 25 June 2025. |
| Soil investigation report | The basis of the structural design. See structural design services. |
| Traffic study report | When required by the project's activity. See traffic studies. |
| Declarations and undertakings | Approved by the design office within the application. |
| Payment of service fees | Estimated using the Balady fees calculator. |
Before You Start: A 6-Point Preparation Checklist
Most delays in building permits happen before the application reaches technical review, because of missing inputs. Before contracting an engineering office, make sure of the following:
- Title deed: electronic, updated and in the current owner's name, with an area and boundaries that match reality.
- Survey decision: valid and issued for construction purposes, not for another purpose such as status correction or subdivision.
- Use: residential, commercial or mixed? This determines the requirements and the other entities involved.
- Architectural program: number of floors, units, rooms and annexes, decided before design starts.
- Soil report: from an accredited laboratory, because the structural design is built on it.
- Parties: think early about the supervising office and the building contractor, because a delay in accepting their assignment stops the application.
Steps to Get a Building Permit via the Balady Platform
This is the official application journey in brief, with the role of each party:
- Delegation: the owner (or their representative) logs in to Balady through the National Single Sign-On and delegates a design engineering office to start the process.
- Starting the application and preparing designs: the office accepts the delegation through "Balady Business", selects the land's survey report, prepares the architectural and structural drawings, attaches the files and approves the municipal undertakings.
- Technical review: the application goes to the insurance company, which automatically assigns it to a technical inspection company; the reviewer checks that the designs comply with the Saudi Building Code. Any comment sends the application back to the office.
- Municipal review: after technical approval, the municipality reviews the application, and once approved a design approval certificate is issued.
- Contracting: the design office assigns the supervising office and then the building contractor, and each party receives a notification to accept the assignment.
- Contractor completion: the contractor accepts the assignment and completes their data and documents.
- Insurance policy: the system automatically sends the policy request to the insurance company, and a payment link reaches the contractor and the owner.
- Municipal fees: the office reviews the fees and issues the invoice; after payment the permit is issued.
- Actual validity: the permit is not valid for use until the insurance policy amount is paid.
- Integration with other entities: the permit data is sent electronically to the electricity company, water company, Civil Defense, the Real Estate Registry and others.
For a deeper explanation of each stage and what appears in your account, read: Balady platform: the building permit journey step by step.
Design Approval Certificate vs. Building Permit: What Is the Difference?
Many owners confuse the two stages. The design approval certificate is issued after passing technical review and municipal review, and it means the drawings are accepted. The building permit is issued afterwards, once contracting with the supervisor and contractor is complete and the fees are paid, and it only becomes valid for use after the insurance policy is paid. So design approval alone does not allow construction to start.
How Long Does a Building Permit Take?
The service duration announced on Balady is 1 to 10 days, but this is the service processing time, not the total time from idea to permit. The actual duration depends on two things: the time needed to prepare the designs, and the number of comment rounds.
| Stage | What makes it longer? | How to shorten it |
|---|---|---|
| Preparing the deed and survey decision | A paper deed, an area that differs from reality, or an expired survey decision | Start with the survey decision before design |
| Preparing the designs | The owner changing requirements during design | Fix the architectural program (rooms and floors) before starting |
| Technical review | Non-compliance with the code or missing structural details | A ready soil report and a complete structural design from the start |
| Municipal review | Violating setbacks, ratios or use | Review the zone requirements before design |
| Contracting and payment | Supervisor or contractor delay in accepting the assignment, or late payment | Choose the parties in advance |
Building Permit Fees: How Are They Calculated?
The total cost of the permit consists of three different parts, and it is important to separate them when comparing offers:
- Municipal fees: calculated automatically according to the building type, area and location, and can be estimated in advance using the official fees calculator.
- Latent defects insurance policy: paid within the application journey, and a condition for the permit to be valid for use.
- Engineering office fees: Balady states that they are an agreement between the office and the owner, and they vary with the scope of work (design only, design and supervision, or MEP and safety drawings too).
More details in: How long does a building permit take and how much does it cost?
Building Permit Validity and Renewal
According to Balady's FAQs, construction permits and survey decisions are valid for 3 years, and renewal is required if construction is not completed within that period. You can apply for renewal 90 days before the permit expires, specifying the construction status (not started, under construction, or existing). Details in: Building permit renewal.
After the Permit Is Issued: From Construction to the Occupancy Certificate
Issuing the permit is not the end of the file. During construction, the supervising office submits stage reports (construction notices), and once they are complete, the occupancy certificate for new permits is issued through it, followed automatically by the building compliance certificate. Any work that deviates from the approved drawings will appear at this stage, so serious supervision saves you time and money in the end.
- Read: Occupancy certificate: the complete guide.
- Read: Building compliance certificate.
- Learn about our project management and supervision services.
Common Reasons for Delay or Return of a Building Permit Application
- An outdated title deed, or a survey decision that is expired or issued for a different purpose.
- Drawings that do not comply with the Saudi Building Code, especially structural details and fire requirements.
- Violating the zone requirements: setbacks, building ratio, number of floors or use.
- No traffic study for a project whose activity requires one.
- The supervisor or contractor delaying acceptance of the assignment, or late payment of the invoice or insurance policy.
Detailed solutions in: Why are building permits rejected? Common municipality comments and solutions.
What If You Built Without a Permit?
Building without a permit, or carrying out works that differ from the permit, is a municipal violation calculated according to the list of penalties for municipal violations. The official route for existing buildings is the existing building status correction permit, in which the municipality calculates any fines within the same application. Read the full guide: Existing building status correction permit.
How to Choose an Engineering Office for Your Building Permit
- Verify that the office is classified and listed on Balady and can be delegated.
- Ask about the scope of work precisely: does it include only architectural and structural drawings, or also electrical, mechanical and safety?
- Ask who follows up technical review and municipal comments, and how many revision rounds the offer covers.
- Review projects similar to yours in size and use.
Building Permit FAQs
Can I get a building permit without an engineering office?
The owner starts the application from their Balady account, but preparing the designs and completing the application is done through a classified engineering office, because it is responsible for the drawings and submitting them for review.
How long does it take to issue a building permit?
The service duration announced on Balady is 1 to 10 days, and the total time depends on the readiness of the deed and survey decision, design preparation and the number of comment rounds.
How long is a building permit valid?
3 years according to Balady, and renewal is required if construction is not completed within that period.
When can I start building after the permit is issued?
After it is issued and the latent defects insurance policy is paid, because the permit is not valid for use before that.
Are engineering office fees fixed?
No. Balady states that office fees are an agreement between the office and the beneficiary, and they vary with the scope of work.
Do I need a soil investigation for a villa permit?
The soil investigation report is one of the requirements listed on the official service page, and it is the basis of the structural design.
Do I need a building permit to issue a commercial license?
The building permit is one of the attachments for issuing a commercial license, depending on the activity. If the building has no permit, Balady states the solution is to apply for existing building status correction and then attach it.
Can the permit be modified after issuance?
Yes, through the adding and modifying building components service.
Start Your Building Permit with Abak
At Abak Engineering Consultancy we handle your building permit from the first step: reviewing the deed and survey decision, preparing architectural, structural and MEP drawings according to the Saudi Building Code, and following up technical review and municipal comments until issuance, then supervising construction until the occupancy certificate. Request a review of your case or learn about our new building permit service.
Regulatory information is based on the Balady platform and the Ministry of Municipalities and Housing, and may be updated by the competent authority. Last reviewed: October 2026.
