Article 28 of the Saudi Expropriation of Real Estate for Public Interest Law
المادة 28 من نظام نزع ملكية العقارات للمصلحة العامة · الباب الخامس: وضع اليد المؤقت على العقارات
The period of temporary occupation may not exceed 3 years and may be extended for another 3 years with the approval of the committee and the owners, otherwise the property must be vacated at the end of the period.
Official text (Arabic)
This article has not been amended since the law was issued.
1- يجب ألا تتجاوز مدة وضع اليد المؤقت على العقار (ثلاث) سنوات بحد أقصى.
2- إذا رأت الجهة صاحبة المشروع أو الجهة المشرفة -بحسب الأحوال- أن المدة -المشار إليها في الفقرة (1) من هذه المادة- غير كافية، جاز لها تمديد المدة لفترة لا تتجاوز (ثلاث) سنوات أخرى، بشرط موافقة لجنة نزع ملكية العقارات ووضع اليد المؤقت على العقارات وموافقة مالكي العقارات على ذلك. وتحدد اللائحة الأحكام الخاصة بهذه الفقرة.
3- إذا تعذر الاتفاق مع مالكي العقارات وفقاً للفقرة (2) من هذه المادة، فعلى الجهة صاحبة المشروع إخلاء العقار بنهاية المدة المشار إليها في الفقرة (1) من هذه المادة.
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 28 explained in plain English
This Article sets the maximum period of temporary occupation, which is one of the most important guarantees for the owner:
- Maximum limit: the period of temporary occupation may not exceed 3 years.
- Extension: if the project owner or supervising body considers the period insufficient, it may extend it for a period not exceeding another 3 years, on two conditions together:
- The approval of the Committee for Expropriation of Real Estate and Temporary Occupation of Real Estate.
- The approval of the property owners.
- If the owners refuse: if agreement with them on the extension cannot be reached, the project owner must vacate the property at the end of the first three years.
The extension is therefore not made by a unilateral decision of the body, but requires the owner's consent, and the total at most becomes 6 years. If the owner does not agree, the body has no choice under this Article but to vacate at the end of the first period.
Anyone whose property remains occupied after the period ends without his consent may consult a lawyer specializing in real estate cases.
Practical example
A body temporarily occupied land owned by Sarah in Makkah for 3 years, and before it ended the body asked for a two-year extension. If Sarah does not agree to the extension, the body must vacate the land at the end of the three years, even if the committee approved.
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 28 of the Saudi Expropriation of Real Estate for Public Interest Law
What is the maximum period of temporary occupation of property?
3 years, which may be extended for a period not exceeding another 3 years with the approval of the committee and the approval of the owners.
Can occupation be extended without my consent?
No. Extension requires the approval of the property owners in addition to the approval of the committee.
What if I refuse the extension?
The project owner must vacate the property at the end of the three-year period.
More articles on Temporary Occupation of Property
- Article 6
A person whose property is expropriated is entitled to the market value plus 20% and compensation for damages, and a person whose property is temporarily occupied to not less than the fair rental plus 20% and compensation for damages.
1- يستحق مَنْ نُزعت ملكية عقاره تعويضاً وذلك وفقاً للآتي: أ- أن تكون قيمة التعويض بناءً على القيمة السوقية للعقار. ب- أن يضاف إلى القيمة السوقية -المشار إليها ف
- Article 25
Real estate may be temporarily occupied for a temporary public interest in return for fair compensation determined under Articles 14 and 15, and this does not prevent its later expropriation if necessary.
يجوز وضع اليد المؤقت على العقارات مقابل تعويض عادل، وذلك تحقيقاً لمصلحة عامة ذات طابع مؤقت، ويُحدد التعويض عن وضع اليد المؤقت وفقاً للإجراءات المنصوص عليها في ا
- Article 26
The senior official of the project owner or supervising body issues the decision on temporary occupation, stating its period and purpose, after the committee approves, and notifies the Authority of it.
يُصدِر المسؤول الأول في الجهة صاحبة المشروع أو في الجهة المشرفة -بحسب الأحوال- قرار وضع اليد المؤقت، وذلك وفقاً للآتي: 1- أن يتضمن القرار مدة وضع اليد المؤقت وا
- Article 27
In emergency cases the decision on temporary occupation may be issued without the committee's prior approval, provided the committee is notified within 30 days of its issuance, and the Article defines the emergency case.
1- استثناءً من حكم الفقرة (2) من المادة (السادسة والعشرين) من النظام، يُصدِر المسؤول قرار وضع اليد المؤقت في الحالات الطارئة، ويتخذ ما يلزم -خلال مدة لا تتجاوز
- Article 29
Where the Law and the Regulations have no specific provision, the provisions on leasing real estate apply to temporary occupation in a manner consistent with its nature.
فيما لم يرد فيه نص خاص في النظام واللائحة، تُطبق على حالات وضع اليد المؤقت على العقارات أحكام إيجار العقارات، وذلك بما يتفق مع طبيعة وضع اليد المؤقت.
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.