rega-check

rega-check

REGA (Saudi Real Estate General Authority) rules are non-optional. Listings must carry valid licenses; deals must respect commission caps.

Required for any listing

• [ ] FAL license number (falLicenseNumber) — agency-level brokerage license
• [ ] Ad license number (adLicenseNumber) — per-listing REGA-issued
• [ ] REGA agent ID linked to the agent profile
• [ ] GASTAT category + type — one of the 5 categories × 33 types (no free-text)
• [ ] Valid Saudi address — city + district from the official list
• [ ] At least one photo
• [ ] Saudi mobile for the agent (+966 5X XXX XXXX)

Required for any deal

• [ ] Commission ≤ 2.5% of sale value (validated server-side, not just client)
• [ ] RETT (5%) calculated and stored on closed deals
• [ ] Brokerage agreement uploaded as deal_documents

Steps

1. Identify the target — which form, route, or model is the user adding?
2. For listing-related:
   • Read apps/api/routes/listings.ts and the matching frontend form
   • Verify the zod schema requires every checkbox above
   • Verify the DB constraints match (NOT NULL on FAL/ad license)
3. For deal-related:
   • Read apps/api/routes/deals.ts
   • Verify commission validation (look for 2.5 or commissionCap)
   • Verify RETT is calculated on stage transition to WON
4. For agent-related:
   • Verify Saudi phone validation in apps/api/lib/validation/saudi-phone.ts
   • Verify the matching frontend zod schema
5. Report as a checklist: which boxes pass, which fail, and where the gap is (file:line).
6. Do not auto-fix REGA gaps — flag them for the user to confirm the fix approach (this is a regulated area, mistakes have legal weight).

Verification

• [ ] All required fields verified at schema + form + API levels
• [ ] Gaps reported with file:line
• [ ] User asked before any fix

Notes

• The 5 GASTAT categories: Residential, Commercial, Industrial, Agricultural, Land
• See [[Features/REGA Compliance]] in the vault for the canonical reference
• See [[02 - Glossary]] for term definitions