Built an annex without a permit, added a floor beyond the plan, or turned part of your villa into apartments without a modification? These are municipal violations carrying fines under the Regulation of Fines and Penalties for Municipal Violations. The question is not whether the violation will surface, but when: on sale, when applying for an occupancy certificate, when issuing a commercial licence for a tenant, or during a field inspection. This guide explains when a building is considered in violation, how fines are calculated during status rectification, and why early rectification is always cheaper.
When Is a Building Considered in Violation?
- Building without a building permit.
- Carrying out work that differs from the approved plan, such as adding a floor or annex or changing the use.
- Modifying building components without an addition and modification permit.
- Encroaching on setbacks or the pavement with shades, rooms or fences.
- Continuing construction after the permit expires without renewal.
Common Examples of Violations
| Violation | How it usually surfaces | The right route |
|---|---|---|
| Unlicensed rooftop annex | On an occupancy application or sale | Status rectification or adding and modifying components |
| A floor beyond the permit | When compared with the drawings | Status rectification if the requirements allow |
| Shades in the setback | Field inspection | Removal or licensing per the requirements. Read: Shade violations |
| Dividing a villa into apartments | On unit sorting or complaints | A proper component modification. Read: Dividing a villa |
| Converting to worker housing | Inspection or complaints | Collective housing licensing. Read: Worker housing violations |
How Are Fines Calculated During Status Rectification?
In the existing building status rectification permit service, the beneficiary selects the permit or survey decision, the engineering office prepares the required drawings, then the municipality calculates any fines and penalties and issues the payment invoice. In other words, the fine is calculated within the same application under the approved regulation, with no separate request. Read: Existing building status rectification.
Why Is Early Rectification Better?
- A non-compliant building can block later services such as the occupancy certificate, since paying violations is one of its requirements.
- Selling or financing the property is easier when its documents are in order, and an informed buyer will deduct the cost of fixing it from the price.
- Commercial licences in the building require a building permit depending on the activity, so a violation can block rental income.
- Unit sorting requires a building permit and conformity. Read: Apartment sorting requirements.
- Some violations affect structural safety, and postponing them risks lives, not just money.
Status Rectification Steps in Brief
- Confirm there is a building permit or a survey decision for the purpose of status rectification.
- Authorise an engineering office to prepare the as-built drawings. Read: As-built drawings.
- Assess whether additions can stay or whether anything breaching the requirements must be removed.
- Fines, if any, are calculated and the invoice paid.
- The permit is issued and printed.
Can Every Violation Be Rectified?
Not always. What is consistent with the area's requirements and the building code can usually be documented through status rectification, while anything fundamentally in conflict with them (encroaching on setbacks or the street, or a structural hazard) may require removal or remediation before licensing. The engineering office's report decides this. According to Balady, whether the building code can be applied to existing buildings depends on the office's report.
How to Avoid Violations From the Start
- Do not start any addition before its permit is issued. Read: Which permit does an existing building need?
- Have the supervising office verify conformity during construction.
- Read the permit carefully before buying and compare it with the building.
Frequently Asked Questions
Can I know the fine amount in advance?
Fines are calculated by the municipality within the application under the regulation; the implementing schedule of violations is published on Balady.
Must an existing building comply with the current building code?
According to Balady, whether the Saudi Building Code can be applied to existing buildings depends on the engineering office's report.
I bought a non-compliant building. Is the fine on the seller?
The file is tied to the property, and dealing with it falls in practice on the current owner, so inspect before buying. Read: Bought a building without a permit?
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.
Is the fine repeated if I do not rectify?
That is subject to the regulation's provisions; it is better to deal with it before procedures accumulate.
Related Guides
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that assesses a building's violations, identifies what can be documented and what needs fixing, then handles the as-built 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.
