Renovation
Synonyms: Building Renovation، Refurbishment، Restoration، Rehabilitation
Last updated: 2026-09-25
Short Definition
Renovation is restoring a building or part of it to its previous good condition by repairing its defects — such as cracks, leaks, concrete deterioration and damaged finishes and services — without adding new components or changing its structural elements, in order to extend its life and keep it safe to use.
Overview
Legal Basis
The Saudi Building Code Implementation Law (M/43 dated 26/4/1438H) applies the code to existing buildings when renovated (Art. 2) and makes compliance a condition for renovation permits (Art. 6). The Balady platform sets the requirements of the "building renovation permit": an existing building permit, a contract with an engineering office and payment of fees. For leased property, the Civil Transactions Law (M/191 dated 29/11/1444H) governs repairs: Art. 419 (the landlord's duty to make necessary repairs and the tenant's right to repair with court permission, or directly for urgent or minor repairs), Art. 433 (tenant maintenance according to custom) and Art. 434 (the tenant may not prevent necessary repairs if given reasonable notice, and may seek rescission or rent reduction if his use is disturbed).
Practical Example
The owner of a 25-year-old, 8-flat building in Jeddah notices cracks and spalling concrete on the roof and leaks in the bathrooms. He hires an engineering office that prepares a condition report and code-compliant repair specifications and obtains a renovation permit through Balady. The works include treating corroded reinforcement, waterproofing the roof and replacing the water network, at a cost of SAR 350,000 (about SAR 43,750 per flat). He notifies tenants a month in advance and reduces the rent for two flats that were unusable for two weeks. When renewing the leases later, he submits the rent-adjustment request through Ejar at least 90 days before expiry according to the contract terms, rather than imposing an increase abruptly.
Common Mistakes
- ✗Confusing renovation with remodeling: adding a component or changing a structural element is outside the renovation permit and needs the add/modify building components service.
- ✗Treating symptoms (such as painting over cracks) without an engineering diagnosis of the cause, such as leaks or corroded steel.
- ✗Renovating a leased shop without a permit or without the landlord's consent.
- ✗Starting renovation in leased property without giving tenants reasonable notice, exposing the owner to rescission or rent-reduction claims.
- ✗Neglecting the undertaking to remove debris and safety arrangements around the site.
International Differences
Many systems distinguish minor maintenance exempt from permits from works affecting the structure or façades that need approval; in Turkey, for example, simple repairs that do not affect load-bearing elements do not require a building permit, whereas structural alterations do. For heritage buildings, many countries impose special restrictions on renovation. In Saudi Arabia, Balady defines renovation narrowly (no added components or structural changes) and separates it from the add/modify components service.
