Article 14 of the Saudi Eminent Domain Implementing Regulations
المادة 14 من اللائحة التنفيذية لنظام نزع ملكية العقارات للمنفعة العامة ووضع اليد المؤقت على العقار
The article requires notifying owners and occupants of the date the assessment committee will visit, well before it starts, and regulates what is done when they refuse to let the committee carry out its work.
Official text (Arabic)
This article has not been amended since the law was issued.
1- على الجهة صاحبة المشروع قبل مباشرة لجنة التقدير لمهماتها بوقت كافٍ؛ إبلاغ مالكي أو شاغلي العقارات - أو من يمثلونهم - بتاريخ ووقت وقــوف لجنة التقدير، وذلك من خلال الإعلان على تلك العقارات أو إبلاغهم على عناوينهم المعتمدة، وإذا تعذر ذلك، جاز للجهة صاحبة المشروع استخدام أي وسيلة أخرى ترى مناسبتها.
2- في حالة امتناع مالك أو شاغل العقار محل النزع أو من يمثله عن تمكين لجنة التقدير من القيام بأعمالها، فعلى اللجنة إعداد محضر بذلك ورفعه إلى الجهة صاحبة المشروع لاتخاذ ما يلزم في هذا الشأن، مع إبلاغ مالك العقار بذلك قبل أن تتخذ الجهة صاحبة المشروع ما يلزم لتطبيق ما نصت عليه المادة (العشرون) من هذه اللائحة على العقار محل النزع.
This is the official Arabic wording, the only legally binding version. We do not translate the law itself; the explanation below is ours. Official source: Bureau of Experts at the Council of Ministers
Article 14 explained in plain English
1. Prior notice: the project owner must, well before the assessment committee starts its tasks, notify the owners or occupants of the properties, or their representatives, of the date and time of the committee's visit, by announcement on the properties or at their approved addresses, and if that is not possible, by any other means it considers appropriate.
2. In case of refusal: if the owner, occupant or their representative refuses to enable the assessment committee to carry out its work:
- The committee draws up a report of this and submits it to the project owner to take what is necessary.
- The property owner is notified of this.
- The body may then take what is necessary to apply Article 20 of the Regulations to the property.
Article 20 of the Regulations provides that not knowing the owner of a property does not prevent starting to carry out the project, provided the body keeps a separate dated record for each case containing the project name, a copy of the start decision, the location and coordinates of the property, the inventory committee's report, the area taken and photographs, and the assessment committee's report, kept for use in any future claim.
In practical terms for the owner, refusing to enable the committee does not stop the procedures: the refusal is documented and notified, and the case is then dealt with under Article 20. Anyone with an objection can consult a lawyer specializing in real estate cases.
Practical example
The occupant of a building in Riyadh refused to let the assessment committee enter at the notified time. The committee drew up a report of the refusal and submitted it to the project owner, and the owner was then notified before the body took what was necessary to apply Article 20 of the Regulations.
Translated from our Arabic explanation with machine assistance. For guidance only; it does not replace advice from a lawyer on your situation.
How we write and review contentAdministrative Law lawyers: ask a specialist about your case
Describe your situation briefly and we'll suggest a lawyer who specialises in this law
Administrative Law (Board of Grievances) lawyers
Lawyers who handle this kind of case
Dr. Ali Al-Rubaie Law Office and Ittihad Al-Asr Legal Company
Al-Safwa Law Office and Legal Consultancy
Frequently asked questions about Article 14 of the Saudi Eminent Domain Implementing Regulations
When is the owner notified of the date the assessment committee will visit?
Well before the committee starts its tasks, by announcement on the property or at his approved address, or by any appropriate means if that is not possible.
What happens if the owner refuses to let the assessment committee in?
The committee draws up a report of the refusal and submits it to the project owner, and the owner is notified before the body takes what is necessary to apply Article 20 of the Regulations.
Articles this article refers to
More articles on Assessment Committee and Compensation Methods
- Article 4
The article requires the State Properties Authority to be notified of public-use sites within 30 days of the plan's approval, and sets the basis for assessing compensation for land allocated to them that the statutory percentage does not cover.
1 - على وزارة الشؤون البلدية والقروية إبلاغ وزارة المالية - مصلحة أملاك الدولة - بالمواقع المخصصة للاستعمالات العامة في المخططات التي تعتمد، وذلك خلال مدة لا تت
- Article 15
The article regulates the assessment committee's work: quorum and decisions, its report and its approval within 15 days, finality of its decision after 30 days, the conflict-of-interest declaration, and the accreditation of the two expert members.
1- تتولى الجهة صاحبة المشروع مهمة تنسيق عمل لجنة التقدير والدعوة إلى اجتماعاتها، ولا تكون اجتماعات اللجنة صحيحة إلا بحضور جميع أعضائها، وتتخذ قراراتها بأغلبية أ
- Article 16
The article requires the assessment committee to use one or more valuation methods, such as comparison, cost and income, and to state them in the decision, and sets what it is guided by in valuing buildings and structures.
1 - مع مراعاة المعايير والضوابط التي تضعها الهيئة السعودية للمقيمين المعتمدين، على لجنة التقدير الأخذ بطريقة أو أكثر من طرق التقدير، على أن توضح في قرار التقدير
The texts are reproduced from the official website of the Bureau of Experts at the Council of Ministers for reference; where they differ, the officially published Arabic text prevails. This content is not legal advice.