Article 17 of the Saudi Eminent Domain Implementing Regulations
المادة 17 من اللائحة التنفيذية لنظام نزع ملكية العقارات للمنفعة العامة ووضع اليد المؤقت على العقار
The article regulates the procedures for assessing compensation for owners of properties harmed by carrying out the project without anything being taken, from the request and the technical committee to its report and referral to the assessment committee.
Official text (Arabic)
This article has not been amended since the law was issued.
يكون تقدير قيمة التعويض لأصحاب العقارات المتضررة من تنفيذ المشروع دون أن يقتطع منها شيء، وفقاً للإجراءات الآتية :
1- لمدعي الضرر التقدم إلى الجهة صاحبة المشروع بطلب تعويضه.
2 - على الجهة صاحبة المشروع تشكيل لجنة من مندوب فني منها ومن وزارة الشؤون البلدية والقروية، وإن كانت الأرض زراعية يشترك في اللجنة مندوب من وزارة الزراعة.
3 - على اللجنة الفنية إعداد تقرير فني عن الحالة، يبين فيه نوع الضرر وحجمه وأسباب وقوعه وكيفية معالجته.
4 - ترفع الجهة صاحبة المشروع طلب مدعي الضرر إلى لجنة التقدير مرافقاً له التقرير الفني المعد عن الحالة لإجراء ما تراه مناسباً وفق الفقرة (3) من المادة (العاشرة) من النظام.
5 - للجنة التقدير - عند الحاجة - الاستعانة في أداء مهماتها بمن تراه لإتمام عملها، ويعد رأيه في هذه الحالة استشاريًّا.
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 17 explained in plain English
This article deals with a case different from expropriation: a property from which nothing has been taken, but which has been harmed by carrying out the project. The compensation procedures are:
- The request: the person claiming harm applies to the project owner for compensation. The procedure thus begins on the initiative of the person harmed.
- The technical committee: the body forms a committee of a technical representative from it and from the Ministry of Municipal and Rural Affairs, with a representative of the Ministry of Agriculture joining if the land is agricultural.
- The technical report: the committee prepares a report stating the type and size of the harm, the reasons for its occurrence and how to remedy it.
- Referral to the assessment committee: the body submits the request of the person claiming harm with the technical report to the assessment committee to take what it considers appropriate under paragraph (3) of Article 10 of the Law.
- Assistance: the assessment committee may, when needed, use whomever it considers, and his opinion is advisory.
In practical terms, someone whose property is harmed by a neighboring project, such as a change in a road's level or cracks caused by excavation, may apply for compensation, and the article sets no time limit for filing the request. The available text does not set out the content of paragraph (3) of Article 10 of the Law. Anyone whose property is harmed can consult a lawyer specializing in real estate or compensation cases.
Practical example
The walls of Umm Mohammed's house in Riyadh cracked because of excavation for a neighboring tunnel project, although nothing was taken from her house. She applies to the project owner for compensation, which forms a technical committee that prepares a report on the type, size and causes of the harm, and the report is then submitted with the request to the assessment committee.
Translated from our Arabic explanation with machine assistance. For guidance only; it does not replace advice from a lawyer on your situation.
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Frequently asked questions about Article 17 of the Saudi Eminent Domain Implementing Regulations
Am I compensated if my property is harmed by a government project without being expropriated?
The article regulates the procedures for assessing compensation for owners of properties harmed by carrying out the project without anything being taken, beginning with a request from the person claiming harm.
Who assesses the harm technically?
A technical committee with a representative of the project owner and one from the Ministry of Municipal and Rural Affairs, and one from the Ministry of Agriculture if the land is agricultural.
What does the technical report contain?
The type and size of the harm, the reasons for its occurrence and how to remedy it.
More articles on Compensation for Affected Property and Partial Taking
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.