Article 20 of the Saudi Expropriation of Real Estate for Public Interest Law
المادة 20 من نظام نزع ملكية العقارات للمصلحة العامة · الباب الرابع: التعويض والإخلاء
The date of publication of the decision to begin in the Official Gazette is relied on for surveying the property's contents, excluding what is added after it, and the date of the valuer's first visit is the basis for valuing it.
Official text (Arabic)
This article has not been amended since the law was issued.
1- يعد تاريخ نشر قرار البدء في إجراءات نزع الملكية في الجريدة الرسمية أساساً لحصر مشتملات العقار المقرر نزع ملكيته، ولا يعتد بما يتم بعد ذلك على العقار من تعديلات أو إضافات أو تحسينات أو بناء أو إحياء أو غرس أو نحو ذلك.
2- يُعد تاريخ أول وقوف لأي من المقيمين -المشار إليهم في المادة (الرابعة عشرة) من النظام- على العقار المقرر نزع ملكيته أساساً في تقييم هذا العقار.
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 20 explained in plain English
This Article sets two decisive dates in assessing compensation:
First: The date of the survey
- The date of publication of the decision to begin expropriation procedures in the Official Gazette is the basis for surveying the contents of the property.
- What is done afterward to the property by way of modifications, additions, improvements, building, revival of land, planting or the like is not relied on.
So if the owner built an annex or planted trees after the decision was published, they will not enter the survey on which compensation is built. The purpose is to prevent raising the compensation by work done after the decision.
Second: The date of valuation
- The date of the first visit of any of the valuers referred to in Article 14 to the property is the basis for its valuation.
That is, the property's value is assessed according to its condition and circumstances on that day, which is the first day on which one of the three accredited valuers visits the property.
It is therefore important for the owner to know the date the decision was published, and to avoid spending money on improvements after it if he expects them to be counted in the compensation. Anyone with a dispute over what was done before or after publication may consult a lawyer specializing in real estate cases.
Practical example
The decision to begin expropriating a rest house owned by Majid in Riyadh was published in the Official Gazette, and a month later Majid added a swimming pool to it. At the survey the pool is not relied on, because it was built after the date the decision was published.
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 20 of the Saudi Expropriation of Real Estate for Public Interest Law
Will I be compensated for building I added after the expropriation decision?
What is done to the property after the date the decision to begin was published in the Official Gazette, by way of modifications, additions, improvements, building, planting or the like, is not relied on.
On what date is the value of the expropriated property assessed?
The date of the first visit to the property by any of the accredited valuers referred to in Article 14.
Articles this article refers to
More articles on Inventory and Valuation of the Property
- Article 13
The Article regulates entering the property within the project plan to survey its immovable contents with the owners or an alternative committee, preparing the report and referring it to the Authority within 60 days.
1- تتولى الجهة صاحبة المشروع أو الجهة المشرفة -بحسب الأحوال- دخول العقار الواقع ضمن مخطط المشروع بمشاركة مالكي العقارات المقرر نزع ملكيتها أو من يمثلهم أو شاغلي
- Article 14
Valuing the properties to be expropriated and alternative properties and determining fair rental is assigned to three accredited valuers whom the project owner contracts and whose fees it pays.
1- يُسند تقييم العقارات المقرر نزع ملكيتها، والعقارات البديلة -في حال التعويض العيني-، وتحديد أجرة المثل وفقاً للنظام؛ إلى ثلاثة مقيمين معتمدين. 2- تتولى الجهة
- Article 15
A committee of three accredited valuers in the Authority reviews the valuation reports and recommends the average price, which the Governor approves and which is notified to owners within 90 days of referral of the survey report.
1- تراجع التقارير -المعدة وفقاً للفقرة (3) من المادة (الرابعة عشرة) من النظام- لجنة تُشكل في الهيئة، تُكوَّن من ثلاثة مقيمين معتمدين، على أن يُراعى ألا يقل تصني
- Article 21
If the property's area in the ownership documents differs from its actual area, compensation is assessed on the smaller area, preserving the owner's right to prove ownership of the part not counted.
إذا اختلفت مساحة العقار المحددة في مستندات إثبات الملكية عن المساحة الفعلية للعقار بحسب وضعه على الطبيعة، يقدَّر التعويض بحسب المساحة الأقل، وذلك دون إخلال بحقو
- Article 22
The Article explains how compensation is assessed if part of a property is expropriated, according to whether the remainder can be used, and when the whole property is expropriated.
إذا اقتصر نزع الملكية على جزء من العقار فيُتبع في ذلك ما يلي: 1- تُقدر قيمة مساحة الجزء المنزوعة ملكيته والبناء والغراس المقام عليه؛ إذا كان الجزء الباقي من الأ
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.