1. 1
The Consideration Of On-going Socio-economic Needs Of Citizens
Bhzad Sidawi, Associate Professor, University of Dammam, College of Architecture and
Planning, 31451 Dammam, P O Box 2397, Kingdom of Saudi Arabia,
Tel: 0096638577000 ex: 2447
Email: Bsidawi@ud.edu.sa
ABSTRACT. People worldwide have certain socio-economic needs which cannot be
ignored. These would change over time such as: change of the family size, the need to get
extra income and so on. To accommodate these needs, citizens usually plan to purchase a
property and/ or make changes to their properties. However, some citizens, particularly low-
income citizens, have difficulty getting initial financing or mortgages to buy a dwelling and
those who have managed to own a property are under on-going financial pressures.
Therefore, they are not able to undertake quality maintenance of their properties, nor to do
proper changes. Thus illegal and irregular forms of dwellings would be built and improper
alterations are very likely to take place. This paper argues that citizens’ on-going needs
should be considered. This would help citizens to meet various rising obligations. A field
survey has been undertaken in 2011 in Al-Dammam and Al-Khober cities, Eastern province,
KSA to find out the on-going socio-economic needs of citizens. Four hundred and twenty
responses were received. The survey’s results showed that the low-income population is
characterised by a unique longitudinal pattern of socio-economic requirements, and these are
different from that of middle or high income population. This would affect the KSA cities in
various ways on architectural and urban levels. The study makes recommendations of how to
consider the on-going citizens’ needs in the strategic planning plan and how the present
financing system in KSA should be reformed to accommodate the citizens’ initial and on-
going needs.
1 INTRODUCTION
Saudi population, particularly the Poor has certain socio-economic needs and rights that
cannot be ignored. These would change over time such as the family size, the need to get
extra income. To accommodate these needs, citizens usually make changes to their
properties. Internal and external alterations; repairs and renovation are frequent procedures,
many opt to carry out on their properties for various reasons.

2. 2
The initial field study on banks and the government funded organization namely; Real Estate
Development Fund (REDF) in the Kingdom of Saudi Arabia (KSA) showed that they are
reluctant to provide mortgages to low-income citizens as it is considered high risk to do so.
Mortgages offered by REDF are very limited and usually take very long time to be granted
due to bureaucratic financing process and mechanisms (Sidawi and Meeran 2011).
The initial field study showed also that banks and REDF are happy to provide some limited
support to such on-going needs but maintain that this would come under price which poor
citizens cannot afford. This paper argues that considering population’s need and providing
financial support is vital as it would help citizens to translate their needs into the built
environment and carry on with life normally and smoothly.
A field survey has recently been undertaken in 2011 in Dammam and Alkhober cities,
Eastern Province of KSA to gauge the citizens’ socio-economic needs, how far it is supported
by banks and REDF and how these needs impact the built environment. A questionnaire
survey, discussion forum and interviews were used to achieve the objectives of the research.
With regards to the questionnaire, four hundred and twenty responses were received.
Accordingly, eleven interviews were conducted and a discussion forum was held together
with eight participants. The next sections highlight the citizens’ socio-economic needs and
the difficulties that face the authorities in translating these needs into the built environment.
2 THE LITERATURE REVIEW
The literature review points out to the on-going socio-economic needs of low-income
population and how this issue should be addressed in the built environment. It also discusses
why banks and REDF are incapable to meet these needs and what is the possible negative
impact on the population particularly the poor and on the property value. The following
sections discuss the present and future needs of the KSA’s citizens. These can be categorized
under the social needs and the economic rights and needs.
2.1 The Population’s Socio-economic Rights and Needs
The following paragraphs discuss the population needs and how these needs would addressed
in the built environment. Maslow (1975) set the hierarchy of these needs as the following:
physiological needs, safety needs, belongingness and love needs, esteem needs, self-
actualisation needs, the desire to know and understand, aesthesis needs. Some Islamic
scholars suggested the order of the human needs is: the religion, life, intellect, property and

3. 3
posterity (the same reference). Akbar (1992) defined three types of individual rights/
responsibilities with respect to a property that can be exercised in the Islamic world which are
control and management, ownership, and use. The latter includes right of use and right of
benefit. The transfer of the right of benefit to relatives or a third party means the owner would
keep the property ownership right with himself/herself while granting somebody else the
right of use of the property or a part of the property by letting it, or granting the right of
benefit of the property to somebody to use for a commercial or business purpose. In the
Islamic world, this right is practised to this day and the reason behind the transfer of this right
by the owner is for good causes such as to help poor relatives financially. The property
ownership and/or control rights can be transferred partially or wholly from the original owner
to other owners and/or individuals (e.g. property managers, relatives etc.). The exercise of
these rights should not interfere or violate rights of other parties or the rights of the
neighbours (Ahmed and Parry, 2002, Ahmed and Parry, 2001 a &b) . This dynamic and
flexible transfer of the rights throughout the life of the property would affect the value of the
property as the responsibility of ownership, control/ management and use would be exercised
by different individuals or group of people. A number of research studies have highlighted
the importance of the consideration of characteristics such as those mentioned above in the
home design and suggested that it is essential to build up knowledge that would be used in
housing design to provide tailored design solution to peoples’ needs, lifestyle and future
preferences (Hillier 1996, Hillier and Hanson 1984, Hojrup 2003, Habraken 2003, Salama
2006).
Many researchers suggested that non-consideration of owner’s lifestyle in the architectural
design has created an unsuitable environment for the clientele in the Kingdom of Saudi
Arabia (Al-Kurdi 2002a &b, Darweesh, 2003). These researchers recommended that property
should be adaptable and flexible enough to accommodate the changing requirements of the
client. Al-Naim an Mahmud (2007) mentioned similar factors which are lifestyle driven as
the motivations behind the transformation of properties. They include (i) the adoption (by the
client) of some modern lifestyle features such as the installation of a modern kitchen or
bathroom (ii) the need to achieve a higher degree of privacy for some spaces (iii) to adapt the
spaces to suite the owner’s lifestyle by, for example, increasing the number of spaces or
changing the functions of some spaces. However, there are other reasons for the
‘transformation/ adaptation’ such as initial financial constraints faced by the client and the
client’s need for an additional income. This latter reason manifests into reality when the
owner transforms a part of the property to a shop that can be run by the owner or let to
somebody else in order to generate additional income to support the family (ibid). This

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‘transformation’ tradition is rooted deep in the history of Arabic and Islamic cities. A
substantial number of such transformations which occurred during these cities’ evolvement
and throughout their life are found by a number of researchers such as Ibn Al Rami (1995),
and others. These transformations can be considered as a part of people’s socio-economic life
which is practised particularly by low income people (Mahmud 2007). On the other hand, it
is proposed that the way that the client exercises these rights would affect the property’s
value and in turn affect the financing arrangements. The research done by Sayce (2004)
supports this hypothesis as it pointed out a number of user characteristics such as the
occupier’s satisfaction with the property that have an impact on the property value. The
occupier’s satisfaction is very likely to be affected by the capability to exercise the right of
use. Hence this right of use should be supported fully. Absence of this right could easily
affect the property value negatively.
2.2 Property-Related Financing Problems And Its’ Impact On The Built
Environment
The previous section highlights the rights of every citizen to own a property. However, low
income citizens cannot afford to buy a property. In the Kingdom of Saudi Arabia, more
Saudis will demand government’s housing in the future. The housing affordability for Saudis
and non-Saudis would decline substantially from present to future because housing prices rise
rather faster than incomes. Struyk (2005) suggested that Saudis will experience a decline in
housing affordability over the next two decades because the increase in purchasing power is
approximately 25%, against a 50% housing price rise. Aldosary et al (2007) mentioned there
is a mass demand for government’s housing within the kingdom, particularly by middle-
income Saudi families. Therefore, financial help should be provided to citizens to enable
them of buying a property. Research studies showed that the conventional well-run mortgage
facilities are not designed according to the poor people’s needs and capabilities so they have
generally fail to reach the poor (UN-Habitat 2005). Low income citizens, who managed to
own a property, would find themselves under continuous financial pressures that would not
enable them to do proper improvements or changes on their properties. A number of
governments and private financial institutes have realized the fact that low income citizens
need financial support regarding these issues and have suggested various financing schemes
such micro finance programmes to finance the cost of housing improvements. However, these
programmes were not very efficient as poor citizens were forced to use their own limited
income, seek additional resources from family and friends, and borrow on informal credit
markets (UN-Habitat 2005). As alternative strategy, community funds programmes were

5. 5
suggested to sort out the problem. These are financial mechanisms that encourage savings
through establishing and strengthening local savings groups, providing collective finance for
shelter improvement (UN-Habitat 2005). However, much of their work remains experimental
and it rests somewhat uneasily between financial approaches and poverty reduction
programming (UN-Habitat 2005). In KSA, Bank Al Tasleef Al Saudi usually grant loans for
restoration, repairs and refurbishment purposes amounting to 80,000-100,000 SAR for a
duplex (i.e. terraced or semidetached house) and 40,000-50,000 SAR for a flat. This amount
is however not enough to finance the cost of an extension. Moreover, bank Al Tasleef has its’
difficult conditions, such as the borrower's age which should be between 25-55 years with a
salary that is not less than 5000 SAR. The applicant should have no other financial
obligations, and a Kafeel (i.e. guarantor) who should pay the loan back in case that the
applicant failed to do so.
3 CONSTRAINTS ON THE TRANSLATION OF PEOPLE’S RIGHTS AND
NEEDS INTO THE BUILT ENVIRONMENT
The translation of the population’s rights and needs into the built environment would be
constrained by the following types of constraints; financial and property-related.
3.1 Financial Constraints
One of the citizen’s rights is to own a property and to alter his/her property according to his/
her needs. The majority of the population in KSA, particularly the poor, needs financial
support to buy a property or to alter their properties. The financial support from financial
institutions such as Banks is restricted by tough lending conditions that they apply it to avoid
potential risks and financial loss. This policy is affected of a number of financial restrictions
such as: The financial market rigidities, the Islamic financing practices, liquidity, uncertainty,
ownership risks, security/ recourse, default and documentary complexity (Sidawi and Merran
2011).
3.1.1 The property-related issues and expenses
Banks are concern of possible on-going and dynamic environmental impacts on the property,
and how the property would respond, may affect the property value. So they consider any
financing whether it is initial financing i.e. mortgages or on-going financing as holding a risk.
Environmental impacts on properties are attributed to climate changes and they include rising
global temperatures, rising sea levels and increasing frequency and intensity of extreme
weather. Extreme weather and natural disasters are expected to be more frequent in coming

6. 6
years (DEFRA 2008). In the future, properties may deteriorate faster and the systems may
collapse or fail quicker. Properties will be expensive to run if they do not interact naturally
with the environment. The degree of a property’s capability to positively respond to
environmental impacts would affect its value. Myers et al (2007) and Sayce et al (2003)
suggested a link between the property value and sustainability indicators. The sustainability
indicators are: building flexibility, energy efficiency, transport requirement, pollutants,
location, occupier profile, ecology and design. Sayce et al (2004) created an appraisal model
that incorporates the sustainability indicators, into calculations of property value. The impact
of each of the sustainability indicators on property value was done based on the changes in
the allowances fixed for each of the property appraisal criteria. The property appraisal criteria
include the following: rental growth, rental depreciation, cashflow and risk (2003). On the
other hand, properties should be frequently maintained to prolong their service life. Steemers
(2003) pointed out that the absence of frequent maintenance would create a situation at a later
date in which the maintenance would become exorbitantly expensive. The maintenance of
residential properties in KSA is not mandatory as there is lack of state mandate for adequate
maintenance opposite to well-developed mandatory maintenance laws in to some extent in
the developed countries. Therefore, properties are ill maintained and a significant share of the
housing stock in Saudi Arabia would need replacement in the next 20–25 years and around
30% requires improvement in the next 5 years (Steemers 2003). As a summary, the
environmental issues would have serious impact on the property value in the short term as
well in the long term. Thus it would affect the banks’ lending policy and the policy in turn
would affect the population’s needs and rights. The study argues that on-going financing to
low-income citizens is necessary to enable the citizens to practise normally and smoothly
their daily life and to reduce the impact of negative factors that would affect the property
value.
4 THE FIELD SURVEY RESULTS
4.1. Socio-Economic Needs
Respondents plan to do changes on their properties at present to accommodate their needs
regardless of the fact that the property is rented or owned at present. All of the respondents
are planning to carry on alterations. More than half of respondents said that the reason for
changes at present include: the increase of the family size at present and to adapt the property
according to the family lifestyle (table 1). Some respondents said that other reasons include
the willingness to generate an additional income, to divide the property into two residential
units and because of some relatives who chose to live with the family.

7. 7
Eighty percent of the respondents said that the reason for future changes are: the increase of
the family size and children who become adults. More than two thirds of them said that the
reasons are to adapt the property according to the family lifestyle, to generate an additional
income. Other reasons for future changes include dividing the property into two residential
units, and that some relatives who would choose to live with the family.
At present In the future
Not applicable
(%)
Applicable
(%)
Not
applicable
(%)
Applicable
(%)
The increase of the family size 42 58 18 83
To adapt the property according to
the family lifestyle
53 47 28 72
To generate an additional income 59 41 29 71
Children who become adults 69 31 15 85
To divide the property into two
residential units
87 13 53 47
Some relatives who want to live
with the family
88 12 80 20
Other reasons 63 38 25 75
Table 1: What would be the reason behind the present or the future alterations?
4.2. Type Of Changes To The Built Environment
50% said that they plan to do internal alterations such as maintenance and refurbishment to
the properties. 99% plan to do so in the future. 20% said that they plan to do external
alterations such as building extra floor, make changes to the elevations and external services
work. 94% plan to do external changes in the future. 14^ said that they plan to transform the
property or part of it into commercial/ non-residential use. 76% said they plan to do so in the
future. It is noted that the percentage of people that they plan to do external changes is 20%
which is higher from the percentage of people who got mortgages. This matter needs further
investigation to find out whether they have the right to do so from the landlord.
4.3. Present And Future Financial Support
The survey showed that the majority of respondents (i.e. 91%) have not managed to get any
mortgage loan to buy a property in the past or at present. Few respondents (i.e. 9%) have
managed to get a loan in the past or recently, however the amount of loan that granted to

8. 8
them was small i.e. less than 500.000 SR. Most of the respondents are willing to get a loan to
buy a property.
At present In the future
Type of alteration on the property
Not applicable
(%)
Applicable
(%)
Not applicable
(%)
Applicable
(%)
Internal alterations 50 50 1 99
External alterations 80 20 6 94
Transformation of the property or
part of it
86 14 24 76
Other alterations 90 10 20 80
Table 2: Whether the customer plans to do any alterations to the property
Respondents were highly unsatisfied about all financial and administrative services of banks
and REDF. The respondents pointed out that all types of ownership, control, management
rights should be included in the contract of the mortgage loan. These include the owner’s
right to alter the property, to let or sell it or a part of it, to hire someone to manage it and to
transfer the ownership/ benefit right to somebody else. Respondents said that they do not
want financial support regarding granting benefit to a third party but need support regarding
the cost of management, ownership and alterations. However, they said each type of support
should be provided in the designated period that they had specified. The most needed support
in respect to the chronic order was: external alterations expenses, internal alterations
expenses and cost of assigning someone to manage the property (table 3). The respondents
gave their views about issues that affect the property value. They said that the most issues
that affect the property value are: the degree of quality of the property, the degree of energy
efficiency of the property, the owner/ occupant daily lifestyle activities and conversion of a
part of the property into Commercial.
The in-depth analysis of the survey results showed that the higher income citizens have more
tendency to undertake alterations on the property than lower income citizens. This can be
simply explained by the fact that they have more financial resources and it is easier for them
to reach to financial help than the lower income citizens. All respondents have put nearly the
same weight for the present and future reasons behind the alterations on the property.
Higher income citizens are looking for sooner financial support regarding the cost of
alterations than the lower income respondents. This can be simply explained, that they plan to
buy a property soon, if they have not already had one, and do changes. Whereas lower
income citizens have much longer way which would start with finding a way to buy a
property thus start to do incremental changes.

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Expenses that would
be supported by
banks
Noneedtosupportit
atpresent(%)
Beingsupportedat
present(%)
3-5years(%)
6-10years(%)
11-15years(%)
After16yearsor
more(%)
Meansupport
needed(columns3-
6)
Std.Dev.
Skew.
Internal alterations
expenses
8 6 43 36 3 4 2.6231 0.7
621
1.405
External alterations
expenses
8 5 36 44 3 4 2.7092 0.7
309
1.157
Cost of assigning
somebody to manage
the property
35 5 27 27 2 4 2.71983
0.8
291
1.299
Cost of repairs that
are resulted from
negative impacts of
the environment on
the property
9 6 40 33 8 5 2.7339
0.8
506
1.11
Cost of granting right
of benefit to a third
party
62 6 13 11 1 6 2.9725
1.0
841
0.899
Cost of adaptation of
the property
31 5 21 22 15 6 3.0931
0.9
687
0.434
Cost of the effect of
possible Natural
disaster on the
property
12 6 29 25 14 14 3.1443
1.0
847
0.504
Table 3: At which stage during the loan repayment period, should the following issues be supported
financially by banks (Mean Column scale: 2: 3-5 years, 3: 6-10 years, 4: 11-15 years, 5: after 16 years. Std.
Deviation and skewness values are for columns 3 to 6)
The interviewees complained that the government support does not reach easily to them. Also
they complained that they did not get the right and sufficient support from their government
employers. The interviewees were totally unsatisfied about the REDF’s performance as they
said there is long waiting list of REDF to get a loan or a land plot. Furthermore, the loan
amount is very small and is given on instalments whereas the property prices are going up
dramatically. Furthermore, the REDF’s land plots have no planning permission and the
citizens would wait for long period until the planning permission is granted. The study shows
that citizens aim to own a property, other than the one they occupy, for a number of reasons
such as to let it and benefit from the rent. They do not accept to buy a property jointly with a
close relative or so as they said this would end up with social problems and it is not
acceptable nowadays. The interviewees complained about bank conditions regarding the
mortgage loans and the high interest rates. It seems that it difficult for low income citizens to
find a guarantor to support their application for a mortgage and even for a normal loan. This
would complicate the matter further as they would not be possible for them to get any

10. 10
financial help. A government bank which Al Tasleef Al Saudi provides limited loans for
repairs and restoration purposes but again these are not enough to finance any external
alteration works. The interviewees complained that these loans would increase the financial
debt burden on the shoulders beside it would be virtually impossible for low income citizens
to get a loan if they already got a mortgage loan. The interviewees said that the cost of
property’s alterations should be paid by whoever is capable to pay it such as REDF and the
government. It is also vital to create a social security system that would support and protect
the citizen. The interviewees said that the employer responsibility is to support to provide or
construct dwellings. Most of the interviewees have low salaries and complained about the
present unstable living conditions whereas most of them live in a rented accommodation,
unreasonable increase in rent price whereas the owner has the absolute power,. Some of them
did not manage to get any help, very few have managed to get help from the relatives to buy
or get a property.
The study found that the family/ tribe support scheme is conducted by some families whereas
the rich would help the poor. This helps some of the interviewees to get or buy a property. In
regards to the conversion of a part of the property to a commercial use, The researcher would
like to highlight the citizens are not educated about financial risks that would incur regarding
their decision to start a new business and provide an extra income. So they definitely need
support from experts who would advise them about the feasibility of doing this or that type of
commercial activity. The absence of on-going support –as the participants pointed out- would
affect badly the property’s quality and the family’s life. The family would have a number of
property defects that should be sorted out whereas the family do not have any financial
resources to pay for the cost of repairs.
5 DISCUSSION AND CONCLUSION
The field survey showed the type and chronicle sequence of these socio-economic needs. It
pointed out the citizens’ views about the financial support amount and timing that should be
provided by financial institutes to meet the initial and on-going needs. The participants have
highlighted anxiously the negative impact of the lack of initial and on-going support on their
economic and social life and their properties. The paper has pointed out the present financial
system is not capable to fulfil the citizens’ initial and on-going requirements in respect to the
property-related issues.
On the other hand, the study found the present financing system is constrained by a number
of issues. Some of these are external such as these related to the financial market and some

11. 11
are internal which the bank applies on themselves to minimize potential risk. These
constraints have negative impact on the performance of banks and REDF and disable these
institutes to provide efficient and satisfactory service to clients. It is obvious that the Western
financing system adopted thus adjusted by Saudi banks is not functioning well in KSA and
there is an emergent need to re-evaluate the system and create a financing system that does
not only utilize Islamic financing tools -such as: Ijarah, Murabaha etc- but also is built up
upon the Islamic social model that prompts the community coherence and integrity or
Takaful1
and by implementing Islamic financing mechanisms such as Qared Hasan2
,, charity
loans (e.g. Zakat and Sadaqa or charity payment) and use it to help the poor clients. This
would support the right of poor citizens to own a property and to undertake incremental
improvements. Eventually, banks, REDF, charities, the government and local communities
should sooner rather than later, join efforts to set up strategies to tackle the property-related
problems, otherwise, the problem would be very hard to control and cure.
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