A building built twenty years ago, before the regulations were updated and before the Saudi Building Code took its current form: must it meet every current requirement, such as sprinklers, addressable alarms and protected stairs? Many owners of old buildings and their tenants ask this, especially when applying for a new licence or a safety certificate. The answer is neither "always yes" nor "never", but is set by the civil defense regulation itself under clear conditions. This guide explains the conditions for existing buildings to continue in use, when upgrading becomes necessary, the technical reference, the steps to assess an existing building, and a phased upgrade plan.
Conditions for Existing Buildings to Continue
The preventive fire protection requirements for facilities allow buildings in use before the regulation took effect to continue being used and operated on two conditions:
- There is no evident real hazard that could affect the lives of the building's users.
- The building's classification and activity remain unchanged; any change requires applying the regulation's conditions.
They also state that as long as means of escape remain available and protection systems work normally, the building may be used during maintenance or modification by addition or removal.
When Does Upgrading Become Necessary?
- When there is an evident hazard: inadequate exits, deteriorated wiring, or no means of alarm at all.
- When the activity or classification changes. Read: Changing a shop's activity.
- With significant additions or modifications. Read: Restoration, modification or addition?.
- When applying for a new licence whose route has specific requirements.
Examples of an "Evident Hazard"
| Situation | Why it is a hazard | Usual treatment |
|---|---|---|
| A single exit from a densely occupied floor | Occupants trapped in a fire | An additional exit or reduced occupancy |
| Deteriorated electrical wiring | A source of ignition | Renewing panels and wiring |
| No alarm or detectors at all | Delayed fire detection | Installing a suitable alarm system |
| An open stair linking all floors | Smoke spread | Fire doors or stair protection |
| No emergency lighting | Evacuation impossible at night | Emergency lighting and signs |
The Technical Reference for Existing Buildings
The Saudi Building Code includes an existing buildings code (SBC 901) covering their repair, alteration, change of occupancy and additions. Balady states that whether the building code can be applied to existing buildings depends on the engineering office's report. Read: The fire code SBC 801.
Steps to Assess an Existing Building
- Survey the as-built condition and determine the actual classification. Read: As-built drawings.
- Inspect the means of escape and existing systems and their condition.
- Identify gaps against the requirements and rank them by risk.
- A phased upgrade plan starting with what affects lives.
A Phased Upgrade Plan
- Phase one (urgent): exits, alarm, emergency lighting and dangerous electrics.
- Phase two: stair protection, compartments and fire-resistant doors.
- Phase three: additional fire-fighting systems as the report determines.
Before any major upgrade, confirm the old building's structural safety. Read: Structural assessment before restoring old buildings.
Frequently Asked Questions
Must an old building have sprinklers?
It depends on whether there is an evident hazard and any change of classification; the technical report determines what is needed.
Can the building operate during the upgrade?
The regulation allows this as long as means of escape remain available and protection systems work.
The tenant needs a licence and the building is old. Who pays for upgrading?
It depends on the lease, but shared building systems are usually the owner's responsibility. Read: The building safety certificate for tenants.
Is the safety certificate available for old buildings?
Yes, once the requirements are met. Read: The building compliance certificate.
Who determines what needs upgrading?
An accredited engineering office through a technical report comparing the existing condition with the requirements.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that assesses existing buildings against safety requirements, ranks gaps by risk, designs a phased upgrade plan and follows up the licences. See our technical safety reports 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.