A beautiful facade and new finishes can hide costly problems: roof leaks, unsafe wiring, structural cracks covered with paint, or an annex built without a permit whose burden passes to you the moment you take ownership. Buying property is one of the biggest financial decisions, so a few hours of pre-purchase building inspection protect you from buying a problem, or give you a strong hand in negotiating the price. This guide explains the document check, the site inspection items, the risk of unlicensed additions, and how to use the report.
The Document Check
- The building permit: does one exist, and does it match the building? Read: Building permit inquiry.
- The occupancy certificate: has it been issued? Read: When do you need a completion certificate?.
- The deed and survey decision: do the boundaries match the ground? Read: Deed area differs from reality.
- For commercial buildings: the safety certificate and civil defense licences. Read: The building compliance certificate.
The Site Inspection
| Item | What to look for |
|---|---|
| Structural | Cracks, exposed rebar, settlement. Read: Cracks in buildings |
| Insulation and damp | Leaks from roofs, bathrooms and tanks |
| Electrical | Safety of panels and wiring, and adequacy of loads |
| Plumbing and drainage | Pressure, leaks and blockages |
| Air conditioning | Condition and efficiency of units |
| Additions | Unlicensed annexes, floors or modifications |
| Safety | Smoke detectors, extinguishers and escape routes in multi-occupancy buildings |
Signs That Call for a Deeper Inspection
- Diagonal or wide cracks in walls or ceilings.
- Damp patches or a musty smell.
- Doors and windows that do not close easily.
- Fresh paint in specific spots only.
- An old building without evident maintenance. Read: Structural inspection of old properties.
Unlicensed Additions: The Biggest Risk
An unlicensed annex or floor can mean a violation whose burden passes to you, complications at the occupancy certificate, and possibly a structural risk if the frame was not designed for it. Read: Bought a building without a permit? and Unapproved changes.
How to Use the Report
- To negotiate the price based on the cost of repairs.
- To establish the repair cost before buying.
- To require the seller to make repairs before transfer.
- To withdraw if the risks are high.
Practical Steps
- Ask the seller for the documents: deed, permit, drawings and occupancy certificate.
- Arrange an inspection visit with an engineering office.
- Attend the visit if possible and ask about each observation.
- Receive a written report with photographs and recommendations.
- Decide and negotiate based on the report.
Frequently Asked Questions
When should I request the inspection?
Before signing the contract or paying a non-refundable deposit.
Is a specialist structural inspection needed?
For old buildings or where there are structural signs. See our structural inspection reports service.
Does the inspection reveal every defect?
A visual inspection reveals most indicators; some hidden defects need additional tests that the office recommends.
Do I need an inspection for a new apartment?
Yes, new property can have workmanship defects, especially in insulation and services.
Is the report useful in a later dispute?
Yes, as a record of the building's condition at purchase. Read: Engineering reports in disputes.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that inspects buildings before purchase, on paper and on site, and provides a clear report with photographs, recommendations and repair estimates, with specialist structural inspection where needed. 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.