In a regulatory move aimed at controlling the urban landscape and enhancing structural safety, the Ministry of Municipalities and Housing in Saudi Arabia has released a draft of a new regulatory guide through the "Istilaa" platform. This guide aims to definitively eliminate the phenomenon of haphazardly subdividing residential units, establishing strict frameworks to protect the urban fabric and imposing fines of up to 25,000 riyals on violators.
Organizational context to enhance quality of life
These moves come as part of the Ministry’s ongoing efforts to improve the urban landscape and raise the quality of life in Saudi cities, in line with the goals of the Kingdom’s Vision 2030. Historically, some residential neighborhoods have suffered from significant pressure on services and infrastructure as a result of individual efforts to subdivide properties without licenses, leading to visual distortion and risks related to public safety.
This regulation is part of a package of legislation aimed at ensuring that owners and investors comply with the Saudi Building Code, as random modifications often affect the structural integrity of buildings and hinder emergency and evacuation plans.
What constitutes a violation of regulations and what are the applicable fines?
The ministry defined "illegal subdivision" as the act of an owner or tenant dividing a residential unit (whether a villa or a large apartment) into smaller, independent units for investment or rental purposes, without obtaining the necessary permits. This includes any internal architectural or structural modifications that could compromise the building's safety or disrupt fire protection systems.
Regarding penalties, the draft clarified that fines range from a minimum of 5,000 riyals to a maximum of 25,000 riyals, and the violation is recorded against the property owner or investor, with a grace period granted to rectify the situation.
Negative effects and expected risks
The harm caused by haphazard subdivision is not limited to the legal aspect alone, but extends to include tangible negative effects on the residential neighborhood, including:
- Car congestion: The increased number of units in a single building exceeds the capacity of the designated parking spaces, causing congestion on the surrounding streets.
- Pressure on services: Water, electricity and sewage networks are consumed at rates exceeding the building's basic design.
- Safety hazards: Closing emergency exits or changing traffic flow within the building, which hinders rescue operations in emergencies.
Smart monitoring and control mechanisms
The Ministry of Municipalities and Housing confirmed that it will rely on an integrated monitoring system to detect these violations, including:
- Field monitoring: Inspectors' rounds to monitor apparent indicators such as multiple irregular electricity meters, or opening side doors on setbacks.
- Digital monitoring: Analyzing data via the “Ejar” platform to detect contracts that indicate multiple tenants in a single unit in an illogical manner.
- Community reports: Receiving complaints from neighbors via the reporting center (940) regarding congestion or disturbing modifications.
Correction deadline and procedures
According to the guidelines, the violator is notified of the need to rectify the situation within a period of up to 60 days. The violator is required to remove the alterations at their own expense. In cases where removal may pose a risk to the building's safety, the violator is obligated to submit a report from a certified engineering office confirming the structural integrity of the building. Alternatively, the violator may pay half the cost of the building in question as an alternative to demolition, ensuring the situation is resolved legally and safely.
