A tower is not just a slightly taller ordinary building. Every extra floor lengthens the evacuation route, keeps firefighters further from the fire, and makes smoke more dangerous than the flames. That is why the General Directorate of Civil Defense has a separate regulation for high-rise buildings, special instructions for firefighter lifts, and requires certain facilities to have private fire and rescue teams.
This guide is for owners of residential, office and hotel towers, and for facility managers in large companies. It sets out what the official regulations say and translates it into practical decisions in design, licensing and operation.
First: When Is a Building "High-Rise" in Civil Defense's Eyes?
This question matters more than it seems, because the answer determines which regulations apply to your building. Notably, the official regulations use more than one criterion depending on the purpose:
| Reference | Definition or threshold | Consequence |
|---|---|---|
| Regulation of safety and fire protection conditions in high-rise buildings (1424 AH) | Buildings where the floor of the highest occupied storey is more than 28 m above ground level on the main entrance side | The high-rise building regulation applies |
| Civil Defense instructions for engineering services | When the building height exceeds 28 m | One or more lifts dedicated to Civil Defense personnel |
| Regulation of private fire and rescue teams | A building with an occupied floor more than 23 m above the lowest level of Civil Defense access | The building falls within the regulation's scope |
| Regulation of safety requirements in residential and office buildings | Residential buildings higher than four floors | The high-rise building safety regulation applies to them |
The practical takeaway: do not rely on the number of floors alone. The criterion is the height of the top occupied floor, measured from a point each regulation defines. At the start of the project, the engineering office determines which thresholds your building crosses, because that changes the design fundamentally.
Second: The Regulatory Framework Governing Towers
- Civil Defense regulations: including the high-rise building regulation, the residential and office buildings regulation, the private fire and rescue teams regulation and the construction site safety rules, all published in the list of Civil Defense regulations on the Directorate's website.
- Safety works instructions: which classify buildings by use and by the hazard of their contents, listing towers and high-rise buildings among "special-character buildings" that combine multiple uses.
- The Saudi Building Code: especially the General Building Code (SBC 201) for occupancy classification and means of egress, and the Saudi Fire Code (SBC 801). Read: The Saudi Fire Code SBC 801.
Third: The Essential Requirements for Towers
1. The firefighter lift
Civil Defense's engineering services instructions state that when a building is higher than 28 m, one or more lifts are dedicated to Civil Defense personnel. The same instructions require the following for the lift shaft:
- The lift shaft, machine room and transformers must be built of materials with at least two hours of fire resistance.
- The shaft must be protected against vertical spread of fire or smoke to other floors.
- On each floor, the shaft must open onto a lobby separated by fire-resisting walls and self-closing fire doors.
- The lift shaft must not form part of the building's ventilation system.
- After installation, the lift is inspected and approved by a specialised technical inspection body accredited by Civil Defense.
This requirement shapes the architectural planning from the start: the lift's position, the protected lobby in front of it on every floor, and its power supply.
2. Automatic sprinklers and automatic alarms
The residential and office buildings regulation states that buildings with more than 500 occupants (staff and visitors) must have an automatic water sprinkler system in addition to an automatic alarm system. Large office and residential towers easily exceed this number. The details of coverage and design are governed by the high-rise building regulation and the code. Read: Fire alarm system requirements and Conventional or addressable fire alarm.
In towers, an addressable system is usually the practical choice, because it pinpoints the alarm location in a building of dozens of floors and links the alarm to lifts, ventilation and fire doors.
3. Means of escape and protected stairs
- The residential and office buildings regulation requires two alternative escape routes from every office, office area or floor.
- The regulation requires each staircase to form an independent fire compartment and to be protected.
- In towers, keeping smoke out of the stairs is critical, which is addressed by stair and lobby pressurisation systems according to the code.
For operational details: Evacuation signs and escape routes.
4. Civil Defense access
The safety instructions for facilities state that for buildings higher than four floors, Civil Defense vehicles must be able to reach within 5 to 6 metres along two or more facades of the building. This is a planning decision settled when designing the site plan, entrances and parking, not after construction.
5. Fire networks, pumps and tanks
A tower needs a guaranteed water supply at sufficient pressure and volume up to the top floor: fire pumps, a dedicated tank, a riser network with hose cabinets, and inlet connections for Civil Defense vehicles. Designing this system depends on hydraulic calculations. Learn about our firefighting system design service.
6. Smoke control
In high-rise fires, smoke is the main killer. So the safety system in towers includes smoke extraction and pressurisation systems linked to the alarm system. In tower basement car parks in particular, ventilation and smoke extraction are an essential part of the design.
7. The fire command room
A centre that brings together the alarm panels, pump status, lift and ventilation control, and communication with the floors. This is where the emergency is managed in the first minutes, before Civil Defense arrives.
Fourth: Private Fire and Rescue Teams
One of the things tower owners most often overlook is the regulation of private fire and rescue teams. Its scope includes high-rise buildings, defined as buildings with an occupied floor more than 23 m above the lowest level of Civil Defense access. It states that the area of repeated floors in high-rise buildings is added to the facility's total area, which quickly raises a tower's classification.
The regulation distinguishes between:
- New facilities: which must comply with the regulation's provisions.
- Existing facilities: which are given a maximum of three years from the regulation's approval to comply.
The regulation also links facility teams to Civil Defense operations rooms or the unified 911 operations centre. So the cost of the private team and its equipment should be part of the tower's operating study from the outset.
Fifth: Licensing Through the Salamah Portal
Safety licenses for facilities are issued through the Salamah portal. Among the documents listed on the Civil Defense website as service requirements:
- A copy of the commercial or industrial registration.
- A copy of the building permit, and a sketch of the site.
- A copy of the lease or proof of ownership.
- A valid maintenance contract for safety systems.
- A lift maintenance contract, if there are lifts.
- The facility's insurance policy, and the previous Civil Defense permit if any.
The residential and office buildings regulation states that a building subject to it may not be licensed before a technical report from an office specialised in safety and firefighting works, accredited by Civil Defense, is submitted, showing the extent of compliance with its requirements. Read: Salamah portal: the complete guide and Safety systems compliance report.
Sixth: Operation and Maintenance, Where Towers Are Really Tested
Many towers are handed over with excellent systems that then deteriorate through poor operation. The residential and office buildings regulation requires the owner of a building with lifts or escalators to maintain them under a contract with a licensed specialist company. In practice, a tower needs:
- Valid maintenance contracts for alarm, firefighting and lift systems, with documented inspection records.
- Regular tests of pumps, generators and pressurisation systems.
- An emergency and evacuation plan for every floor, and regular drills. Read: How to prepare an evacuation plan and Fire evacuation drills.
- Controlling tenant fit-outs: any new partitions or suspended ceilings may obstruct sprinklers or detectors or change escape routes.
Seventh: Decisions That Become Costly If Delayed
| Decision | When it must be settled | Cost of delay |
|---|---|---|
| Identifying the applicable regulations by height | Concept stage | A complete redesign |
| The position of the firefighter lift and its lobby | Preliminary architectural design | Losing lettable space later |
| Civil Defense vehicle access to the facades | Site plan design | Replanning entrances and parking |
| The pump room and tanks | Structural design | Costly structural modifications |
| The private fire team | Operating study | Unbudgeted operating costs |
Eighth: Existing Towers
An old tower designed before the regulations were updated is not simply left as it is. The private fire teams regulation, for example, gives existing facilities a period to comply. The practical route starts with a technical report assessing the gaps between the current condition and the requirements, followed by a phased upgrade plan. Read: Old buildings and current safety requirements.
Frequently Asked Questions from Tower Owners
When is my building "high-rise" under Civil Defense regulations?
According to the high-rise building regulation, when the floor of the highest occupied storey is more than 28 m above ground level on the main entrance side. The private fire teams regulation uses a 23 m threshold above the lowest level of Civil Defense access for its own purposes.
Is a residential tower subject to the same requirements as an office tower?
The core principles are the same, with details varying by occupancy. The residential and office buildings regulation refers residential buildings higher than four floors to the high-rise building regulation.
Is a firefighter lift mandatory?
Civil Defense instructions require one or more lifts to be dedicated to Civil Defense personnel when the building is higher than 28 m.
When are automatic sprinklers required?
The residential and office buildings regulation requires them, with an automatic alarm system, in buildings with more than 500 occupants, in addition to what the high-rise building regulation and the code require.
Do I need a private fire team?
High-rise buildings fall within the scope of the private fire and rescue teams regulation, and the area of repeated floors is added to the total area for classification. A specialist determines your tower's requirements under the regulation's provisions.
My tower has existed for years. Must I upgrade it?
Modern regulations include provisions for existing facilities, such as the three-year period in the private fire teams regulation. Start with a technical report to identify the gaps.
Who is responsible for maintaining the systems?
The owner; the regulation requires the owner to maintain lifts and escalators through a licensed specialist company, and a valid safety systems maintenance contract is required among the licensing documents.
Can tenants freely modify their floors?
They should not; any modification may affect sprinklers, detectors and escape routes, and needs engineering review. Read: Changing the activity and safety requirements.
How does this article differ from the residential buildings article?
The article on Civil Defense requirements for residential buildings covers apartment buildings in general, while this guide is dedicated to high-rise buildings and their additional requirements.
How Abak Helps Tower Owners and Companies
Abak Engineering Consultancy is an accredited office in Riyadh specialising in fire prevention and protection engineering, offering tower owners a complete service:
- An early study to identify the regulations and requirements that apply to the tower according to its height and occupancy.
- Design and review of alarm and firefighting systems, networks, pumps and hydraulic calculations. See our safety system design review service.
- Evacuation drawings and emergency plans. See our evacuation plans service.
- Technical reports, system compliance reports and licensing follow-up. See our system compliance report service and Civil Defense license service.
- Assessing existing towers and preparing upgrade plans. See our safety technical reports service.
For professional support, see our Collective (Workers') Housing Licence service. Contact us to arrange a technical meeting about your tower or project.
The regulatory provisions in this article are based on the regulations and instructions of the General Directorate of Civil Defense published on its official website (998.gov.sa), including the regulation of safety and fire protection conditions in high-rise buildings, the engineering services instructions, the regulation of private fire and rescue teams and the regulation of safety requirements in residential and office buildings, as well as the Saudi Building Code. Regulations may be updated by the competent authority; check the current versions when designing. Last reviewed: October 2026.