A crack in a slab a year after moving in, a roof leak, or columns whose reinforcement turns out to be non-compliant: then the hard question begins: who bears the mistake? The designer says the design is sound, the contractor says the supervisor accepted it, and the supervisor says the contractor poured without notice. The answer does not depend on who shouts loudest, but on the nature of the mistake, the contracts and the documentation. This guide explains how responsibilities are split between designer, contractor, supervisor and owner, the regulatory framework in the permit journey, when the supervisor is accountable, why documentation is decisive, and how to protect yourself from the start.
General Split of Responsibilities
| Party | Core responsibility |
|---|---|
| Designer | Correctness of the design and its compliance with the code |
| Contractor | Building to the drawings and specifications, quality of materials and labour, and execution safety |
| Supervisor | Verifying compliance, rejecting non-compliant work and documenting it |
| Owner | The decisions and changes they request, and honouring the contracts |
Examples of Assigning Responsibility
| Case | Usually responsible |
|---|---|
| Reinforcement on the drawing below code requirements | Designer |
| Reinforcement built below the drawing and accepted by the supervisor | Contractor and supervisor |
| Pouring without notifying the supervisor | Contractor |
| A change requested by the owner without drawings | The owner and whoever built it without a regulatory route. Read: Risks of changes without drawings |
| Material rejected by the supervisor but used by the contractor | Contractor |
The final determination rests with the contracts and the competent authority in a dispute.
The Regulatory Framework in the Permit Journey
In the Balady building permit journey, the supervising office and contractor are designated within the contracting stage, a request for the building's latent defects insurance certificate is issued, and the permit is not valid for use until the insurance policy is paid. This insurance adds a layer of protection for the owner for defects covered by the policy. Read: Building permit steps on Balady.
When Is the Supervisor Accountable?
When they accept non-compliant work they should have rejected, or are absent from stages they committed to attend. If the contractor built without notifying them or went against their documented instructions, the main responsibility lies with the contractor. Read: Stages where pouring is not allowed without the supervisor.
Documentation Is Decisive
- Acceptance records before pouring and covering.
- Written observations and their closing dates.
- Dated photographs.
- Signed change orders.
- Periodic supervision reports. Read: Contents of supervision reports.
In a dispute: Engineering reports in property disputes.
How to Protect Yourself From the Start
- Clear contracts setting each party's scope and responsibilities. Read: Contract clauses that protect the owner.
- A clause prohibiting pouring without the supervisor's acceptance.
- A written change order mechanism.
- Keeping all reports and records in the project file.
- An independent consultant who prevents disputes before they happen. Read: How the consultant prevents disputes.
Frequently Asked Questions
Is the supervisor responsible for every defect?
No, their responsibility is within the scope of verification they committed to; execution is the contractor's responsibility.
What is the role of latent defects insurance?
A layer of protection for defects covered by the policy, and part of the Balady permit journey.
Does the owner bear part of the responsibility?
Yes, for their decisions and changes, especially if they bypassed the supervisor or requested changes without a regulatory route.
What if there is no acceptance record?
Every party's position is weakened, and later technical verification becomes the reference, which is why documentation is essential.
Does the situation change after the occupancy certificate?
Latent defects may appear afterwards, and are handled under the contracts, guarantees and insurance.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that supervises projects with full documentation: acceptance records, written observations, dated photographs and periodic reports that protect the owner and set responsibilities clearly. See our visit-based supervision 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.