A commercial building in Riyadh, whether showrooms with offices above or a mixed-use block, differs from a villa in scale, complexity and risk. Excavations are deeper, pours are bigger, neighbours are closer and the consultant is involved at every stage. This guide covers what makes the difference on commercial projects: planning before work starts, basements and retaining walls, pour sequencing, site safety, and how contractor and consultant work together for the owner.
1. Planning before the machines arrive
On commercial jobs, most delays and extra costs come from decisions that weren't made at the start.
Drawings and approvals. Approved architectural and structural drawings, plus MEP (mechanical, electrical, plumbing) and fire and life-safety drawings. The building permit comes through the Balady platform, with the additional approvals commercial buildings usually need. Procedures change, so always check the official platform; our building permit overview gives the general picture.
Soil investigation. With a basement this is essential. It decides the foundation type, how the excavation will be supported and whether groundwater is a factor. See foundation types and Riyadh soil.
Site logistics. Commercial plots are usually on busy roads between existing buildings, so plan hoarding and signage, safe gates for plant and trucks, positions for concrete pumps and cranes, storage for steel and formwork, delivery times that limit congestion, and a photographic record of neighbouring buildings before excavation.
Contract and programme. A linked programme, payments tied to work that can be inspected, and a clear process for changes. For checks on the contractor itself, read choosing a licensed contractor in Riyadh.
2. Basements and retaining walls
Most commercial buildings in Riyadh have one or more basement levels for parking and plant. This is where the biggest structural risks sit.
Supporting the excavation
Retaining walls are built around the plot perimeter, before or during excavation as the design requires. They resist soil pressure, stop the sides collapsing and protect neighbours' foundations and the pavement. Excavation proceeds in stages, and no face is left unsupported deeper than the design allows.
Groundwater
If the soil report shows groundwater near basement level, the site may need temporary dewatering during construction, and the slab and waterproofing must be designed for water pressure. That is the structural engineer's call; ignoring it is a leading cause of leaking basements.
Foundations and waterproofing
- Many basement buildings sit on a raft, a reinforced concrete mat under the whole footprint, or another system the engineer specifies.
- Before the raft: ground preparation, termite treatment with approved products, polyethylene sheet and blinding concrete.
- Continuous waterproofing membranes under the raft and on the outside of basement walls, protected before backfilling.
- Waterstops at construction joints between raft and walls and between wall lifts.
See Infrastructure Works and Foundations & Footings.
3. Pour sequencing
Nothing on a commercial building is poured in one go. A pour plan, agreed between contractor and consultant, sets the order, joint positions and volumes.
| Element | Notes |
|---|---|
| Raft | Poured whole or in bays as the engineer directs, with joints only where approved |
| Basement walls | Poured in lifts, with waterstops at each joint |
| Columns | Poured before the slab above, checked for plumb before and after |
| Slabs and beams | Large floors split into bays at joints set by the structural engineer |
| Stairs and lift cores | Coordinated with slabs to keep reinforcement continuous |
Before every pour: written inspection of rebar and formwork by the consultant; sleeves, openings and embedded MEP items checked; a pump and a backup ready, and trucks scheduled so the pour isn't interrupted; concrete cubes taken for testing.
Pouring in Riyadh heat: large summer pours are scheduled early morning or at night, with measures to control mix temperature, and curing starts straight away. Formwork is struck when the engineer says, not when the programme is under pressure. More in pouring and curing concrete in hot weather and on Reinforced Concrete Works.
4. Site safety
With deep excavations, work at height, cranes and pumps, safety is part of planning, not an add-on:
- Barriers around excavations and safe access into the basement.
- Edge protection at slab edges, stair and lift openings.
- Scaffolding fixed and inspected before use.
- PPE for everyone: helmet, safety boots, high-visibility vest, harnesses for work at height.
- Lifting supervised by a competent person, with clear signals and no one under suspended loads.
- Heat: follow the rules on working hours during peak summer heat, with water and shade for workers.
- Short toolbox talks before high-risk tasks.
A safe site is an organised site, and an organised site builds faster with less waste.
5. Working with the supervising consultant
Owners of commercial projects usually appoint an engineering consultancy to supervise. A good working relationship between contractor and consultant protects the owner and rests on:
- Material approvals before delivery: steel, concrete, waterproofing, block and so on.
- Shop drawings prepared by the contractor and approved before work, especially for reinforcement and openings.
- Inspection requests: nothing is covered or poured until it is signed off in writing.
- Technical queries: clashes between drawings are raised in writing and resolved before work, not improvised on site.
- Regular meetings with written minutes tracking progress, issues and decisions.
- Change control: any owner change is documented with its effect on time and cost before it is built.
Read more on why engineering supervision matters.
6. From shell to occupation
After the structure come blockwork, plaster and facades, then electrical, HVAC and life-safety systems and finishing to suit the use. Many showrooms and offices are handed over in shell-and-core condition for tenants to fit out, a decision to make early because it affects services and floor levels. Final inspections and the operating and safety requirements come before occupation.
How Marafi builds commercial projects
We apply the same method as on all our work, with the extra discipline the scale demands: approved termite treatment, polyethylene sheet against moisture and blinding concrete before foundations; retaining walls and basements built to the structural design; column formwork fixed and checked for plumb before and after each pour. We follow the engineering drawings strictly, work with the consultant through written inspection requests before every pour, and keep to the highest safety standards. Our team of labourers, technicians, supervisors and engineers works with modern equipment, and owners receive photos at each key stage. See Commercial Buildings and our stages on How we build.
Investor's checklist before starting
- Complete approved drawings, including services and life safety, and a valid permit.
- A soil report covering foundations, excavation support and groundwater.
- A site plan that protects neighbours and the road and organises plant and deliveries.
- Retaining walls and basement waterproofing built to design and inspected before backfill.
- An approved pour plan with defined joints and curing suited to Riyadh heat.
- Safety planned from day one.
- A supervising consultant and written inspections before anything is covered.
Planning a commercial building in Riyadh? Contact us to arrange a site visit and drawing review, and we will send an itemised proposal by stage.
Frequently asked questions
How is a commercial building different from a villa?
It is usually larger with heavier loads, often has a basement car park, and sits on a main road next to existing buildings. That calls for tighter planning of excavation support, pour sequencing and safety, and constant coordination with the supervising consultant.
Why are retaining walls built before the basement works?
They hold back the sides of the excavation and protect neighbouring foundations and roads, and then become part of, or work with, the permanent basement walls as the structural design requires.
What does the supervising consultant do?
The consultant is the owner's technical representative on site: reviewing materials and shop drawings, inspecting work before every pour, and checking that construction follows the approved drawings and the Saudi Building Code.
What decides the time and cost of a commercial building?
Floor area and number of storeys, basement depth, soil and groundwater, the structural system, and the finishing and building services required. An accurate figure comes from studying the drawings and site and an itemised proposal.
