Article 23 of the Saudi Expropriation of Real Estate for Public Interest Law
المادة 23 من نظام نزع ملكية العقارات للمصلحة العامة · الباب الرابع: التعويض والإخلاء
The Authority sets the evacuation date with the project owner and compensation is paid before it except in exceptional cases, and owners may ask for reassessment if it is not paid within 3 years, taking the higher assessment.
Official text (Arabic)
This article has not been amended since the law was issued.
1- تحدد الهيئة، بالاتفاق مع الجهة صاحبة المشروع، تاريخ إخلاء العقارات المقرر نزع ملكيتها، وتُبلِغ الهيئة مالكي العقارات المقرر نزع ملكيتها بذلك.
2- تُستكمل إجراءات صرف التعويض -نقداً أو عيناً- قبل التاريخ المحدد للإخلاء، إلا في الحالات الاستثنائية التي يصدر في شأنها قرار من المحافظ، بالاتفاق مع المسؤول الأول في الجهة صاحبة المشروع أو الجهة المشرفة -بحسب الأحوال- وفقاً لما تحدده اللائحة.
3- إذا لم تُستكمل إجراءات صرف التعويض عن العقارات المنزوعة ملكيتها -نقداً أو عيناً- خلال (ثلاث) سنوات من تاريخ صدور قرار البدء في إجراءات نزع الملكية، جاز لمالكي هذه العقارات طلب إعادة التقدير؛ إلا إذا كان تأخير استكمال إجراءات صرف التعويض بسببهم.
4- إذا كانت قيمة التعويض بناءً على طلب إعادة التقدير -وفقاً للفقرة (3) من هذه المادة- أقل من قيمة التعويض السابقة؛ فيكون التعويض وفقاً للتقدير الأعلى.
5- تحدد اللائحة الأحكام الخاصة بالإخلاء بما في ذلك الأطر الزمنية المتصلة بالتبليغ بتاريخ الإخلاء والإخلاء الفعلي وصرف التعويض، وذلك بما يراعي أنواع العقارات وحالات شغل العقارات من غير مالكيها.
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 23 explained in plain English
This Article regulates evacuation and payment of compensation:
- Evacuation date: the Authority sets it by agreement with the project owner, and the Authority notifies the owners of it.
- Compensation before evacuation: the procedures for paying the compensation, in cash or in kind, are completed before the date set for evacuation. The only exception is exceptional cases in which a decision is issued by the Governor in agreement with the senior official of the project owner or the supervising body, as the Regulations specify.
- Reassessment: if the procedures for paying the compensation are not completed within 3 years of the date the decision to begin expropriation procedures was issued, the owners may request a reassessment, unless the delay is due to them.
- Taking the higher: if the reassessment comes out lower than the previous assessment, the compensation is according to the higher assessment; so requesting reassessment does not harm the owner.
- The Regulations: they set the provisions on evacuation, including the time frames for notifying the evacuation date, the actual evacuation and the payment of compensation, taking into account the types of properties and the cases of their occupation by persons other than their owners.
The rule is therefore that an owner is not asked to leave his property before receiving his compensation, except in exceptional cases by decision of the Governor. Anyone whose compensation has long been delayed may consult a lawyer specializing in real estate cases about requesting reassessment.
Practical example
The decision to begin expropriating land owned by Hamad in Tabuk was issued, and more than 3 years passed without his compensation being paid, the delay not being due to him, and land prices had risen. Hamad may request a reassessment, and if the new assessment comes out lower than the previous one, he is compensated at the higher assessment.
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 23 of the Saudi Expropriation of Real Estate for Public Interest Law
Must I vacate my property before receiving the compensation?
The rule is that the procedures for paying compensation are completed before the date set for evacuation, except in exceptional cases in which the Governor issues a decision in agreement with the senior official of the project owner or the supervising body.
My compensation has been delayed for years. What do I do?
If the compensation is not paid within 3 years of the issuance of the decision to begin, you may request a reassessment, unless the delay is due to you.
Can the compensation be less after reassessment?
No. If the new assessment is lower than the previous one, the compensation is according to the higher assessment.
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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.