"Let's make the room a bit bigger", "let's open a door here", "let's build the annex larger": decisions often made on site without amending the drawings, in good faith and to improve the home. But the result is a building that differs from its permit, and a problem that surfaces not during construction but later: when applying for the occupancy certificate, at sale and financing, or during an inspection round. Sometimes the problem is more serious than paperwork, when the change affects a structural element without a study. This guide explains where the problem appears, the solutions available for each case, the first step to correction, and how to avoid it in the first place.
Where Does the Problem Appear?
- The occupancy certificate: the office prepares a technical report on the building's condition, and paying any violations is a requirement for issue. Read: Reasons the completion certificate is rejected.
- Sale and financing: differences between reality and documents raise questions for the buyer and lender, and can lower the price or stall the deal.
- Fines: under the municipal fines and penalties regulation. Read: Fines for non-compliant buildings.
- Safety: changes affecting structural elements without a study can be dangerous. Read: When are building cracks dangerous?.
- Compliance and fire safety: closing an exit or changing the use can breach civil defense requirements.
Common Examples of Unapproved Changes
| Change | Potential risks |
|---|---|
| Enlarging the annex or building a rooftop room | Exceeding the permitted ratio and height |
| Removing a wall or enlarging an opening | Structural risk if the wall is load-bearing |
| Building in the setback | A planning violation that may require removal |
| Converting part of the villa into an apartment | A change of use without a licence |
| Enclosing a balcony or canopy | Adding unlicensed area |
Solutions
| Case | Route |
|---|---|
| Changes that can be licensed under the requirements | Add and modify building components |
| Substantial differences, or a building without a valid permit | Status correction for an existing building, with fines calculated if any |
| Changes the requirements do not allow | May require removal; the office determines this |
The First Step
Survey the as-built condition to identify the differences precisely, compare them with the permit and requirements, and carry out a structural assessment if the change affected the structure. Read: As-built drawings and Which permit does an existing building need?.
Prevention
- Every change goes through the office before execution. Read: Modifying approved drawings.
- Engineering supervision that rejects non-compliant work. See our supervision service.
- A construction contract requiring compliance with the approved drawings.
- A well-considered design from the start reduces the need for changes. Read: Villa design mistakes.
Frequently Asked Questions
Is every difference a violation?
Differences that change the permit's components or use, or breach the requirements, are the problem.
Does the current code apply when correcting?
According to Balady, applying the code to existing buildings depends on the engineering office's report.
I bought a building with unapproved changes. What should I do?
Start with an as-built survey and determine the route. Read: Bought a building without a permit.
Is the contractor responsible?
It depends on the contract and who requested the change. Read: Supervisor and contractor responsibility.
Can the status be corrected without demolition?
In many cases yes, if the changes are within the requirements and structurally sound.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that surveys the as-built condition, compares the differences with the permit and requirements, assesses structural safety, then determines the best route and obtains the modification or status correction permit. 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.