Ageing buildings in Lebanon's Tripoli are in danger of collapsing, leaving many homeless

Residents of Lebanon's northern city of Tripoli agree that negligence, chronic deprivation, and the absence of the state lie behind the tragedy of building collapses, warning of the grave consequences of the lack of radical solutions to ageing buildings.

"As the south has been destroyed by Israeli aggression, Tripoli has likewise been destroyed by neglect," said one resident of the northern capital, summarising the scene after the collapse of the Al-Ridwan building in the Qobbeh area at dawn last Saturday.

The resident warned of further disasters unless officials move quickly to address the crisis of ageing buildings at risk of collapse that require support, numbering in the hundreds.

Last Saturday, Tripoli faced a new disaster, not the first this January and possibly not the last, as evacuation warnings have been issued for more than 100 buildings. More than five incidents, including total and partial collapses, have been recorded, prompting some families to leave their homes. Nevertheless, many others risk their lives by staying because they cannot find alternative housing or afford repair and reinforcement costs.

"Negligence, neglect, procrastination, and the absence of the state" is a phrase repeated by residents of Qobbeh, who suffer alone from chronic deprivation and the lack of the most basic services. Although views differ partially on the issue of old buildings, some consider the state fully responsible. In contrast, others argue that property owners must maintain and restore their buildings themselves, particularly since authorities and official bodies are absent.

On Tuesday, 27 January, The New Arab toured the collapsed building in Qobbeh, where citizens and residents were still following rescue operations and awaiting news about young nurse Alissar al-Mir. Her body was eventually recovered by Lebanese Civil Defence teams from under the rubble shortly before midnight between Tuesday and Wednesday. Her father had died, while the rest of her family survived.

At the same time, residents looked anxiously at other buildings also at risk of collapse, fearing they might face the same fate and end up homeless or left without support. Directly opposite the building, Ahmad Fakhr al-Din slept beside his small kiosk selling juices, water and shisha after previously living with his family in the collapsed building, which they evacuated only hours before it fell. He has not yet been able to forget the moments of the collapse he witnessed himself.

Ahmad told The New Arab that "the concerned authorities inspected the building, took our phone numbers and ID copies, and said they would stay in contact. At 7:30 pm, we received a call ordering immediate evacuation, so we left quickly without being able to take any clothes or belongings."

"We don't know our fate or how we will live. We have become displaced and lost. There are five of us in the household, my wife, my uncle's family, and I am currently sleeping in the street," he added.

Ahmad described the moment the building fell while he stood outside at dawn. He first thought the noises came from cats, but the sounds grew louder, and parts began to collapse from the inside and then the outside.

"It wasn't supposed to fall that same day. The scene cannot be described. I saw the parts collapsing, ran outside and lost my nerves. I was no longer myself, as neighbours later told me. I was an entirely different person," he said.

Khaled Radwan, another resident of the collapsed building, said his family left after being asked to evacuate, noting the structure had only minor damage and was not expected to collapse. They took nothing with them, neither clothes nor food.

"We watch the rubble and feel regret; everything is now on the ground, but God compensates, and the important thing is that we are safe. We are currently staying with my family," he said, noting that the Lebanese Red Cross contacted them while other authorities limited their response to collecting contact details and IDs.

Tripoli resident Mohammad al-Jammal also pointed to negligence and a lack of services, saying that roads and basic services are not secure and that the municipality does not perform its duties properly.

However, he added that residents also bear responsibility because many do not pay municipal fees, while overcrowding worsens conditions and MPs from the area are absent.

Omar Ajjam argued that residents must help one another repair buildings rather than wait for a leader, a mayor, or an MP. He spoke of the city's long neglect, wars, shelling and attacks, and hardships endured under the former Syrian regime.

Meanwhile, Mohammad Abdel Rahman Saeed said he left out of fear that his building would collapse, regretting the absence of anyone compensating or supporting residents while people die under rubble.

Adnan Abdullah, known as "Bulbul al-Thawra", added, "As the south has been destroyed by aggression, this city has been destroyed by neglect," stressing that residents die either inside their homes or at hospital doors amid the absence of the most basic services such as water, electricity, and roads.

Abdullah added that authorities bear responsibility for what has happened over the past 50 years.

The disaster has brought the issue of unsafe buildings to the forefront once again.

Tripoli Mayor Abdel Hamid Karami told TNA that, according to an older survey, 105 buildings are at risk of collapse at any moment and require immediate intervention. Evacuation notices have been issued, but only six buildings have been evacuated so far in Qobbeh and Dahr al-Maghar, alongside around 600 buildings requiring maintenance and restoration.

Each building houses an average of six to ten families, most of whom are located in old Tripoli districts, including Qobbeh, Bab al-Tabbaneh, Dahr al-Maghar, and Zahriyeh. He added that "an emergency unit is being established at the municipality to follow up on the issue seriously and responsibly."

Karami said the collapsed building housed 11 families and was evacuated after authorities were informed that evacuation was necessary within 24 hours, but one family remained, leaving officials racing against time.

"The crisis dates back 50 years, and those plans were often made without practical implementation. Data have now been unified with the Lebanese army, while Red Cross teams are conducting field inspections," he explained.

"Engineers commissioned by the syndicate are preparing a comprehensive study, after which buildings requiring evacuation will be cleared, families relocated either to the hotel institute in Mina or to prefabricated houses being prepared by the High Relief Commission, which will then begin reinforcement works using funds promised by Prime Minister Nawaf Salam, allowing residents eventually to return home," Karami added. 

Karami warned that the situation remains fragile, noting that a four-magnitude earthquake could bring down several buildings.

"Problems are numerous, particularly in Dahr al-Maghar, where ageing and cracked buildings, violations, and infrastructure issues leave water flowing beneath structures. The municipality has requested intervention by the Council for Development and Reconstruction to study and implement a new network to help buildings withstand longer periods," he said. 

The mayor also warned of a largely unaddressed issue. The water-filled shelters, with more than 72 properties affected in Bab al-Tabbaneh alone, as well as in Qobbeh and elsewhere, threaten foundations and require urgent pumping and treatment.

According to the law, restoration costs fall on owners. Many buildings operate under old rent contracts, meaning landlords receive minimal income and do not make repairs, while tenants pay very little and cannot afford restoration. This is further compounded by wartime damage, state neglect, and widespread violations.

Karami added that municipalities may intervene in exceptional cases if funds are available, reinforcing properties and registering costs as "priority debt" on owners. However, the collapse of the Lebanese currency prevents such action. 

"The municipality has requested $10 million from the Lebanese government for the High Relief Commission to reinforce the building and register it as a priority debt owed by the owner. This is a first step in addressing the issue, noting that what is needed is a large housing project in Tripoli because some buildings are located in areas unsuitable for habitation," Karami said. 

Riyad al-Ayoubi, a worker with the Housing Observatory monitoring evacuation notices and structural risks in Tripoli, told The New Arab that under normal circumstances, "responsibility for repairs lies with owners, while municipalities supervise licensing."

"However, when risks become a public safety issue, and owners cannot or refuse to repair buildings within 15 days to two months, municipalities have the authority to intervene and charge costs as debt, though authorities often cite private property concerns or lack of funds," he added.

Al-Ayoubi noted that collapses stem from "three interconnected factors: thousands of old buildings left without periodic inspection, restrictive conditions surrounding restoration without viable alternatives, and persistent procrastination delaying comprehensive surveys, implementing decrees and funding restoration funds."

Al-Ayoubi outlined that urgent priorities should include: a comprehensive building survey in Tripoli with publicly accessible data; establishing permanent restoration and reinforcement mechanisms; redefining alternative housing from temporary rooms or minimal rent allowances to stable, dignified housing with guaranteed rights of return to restored buildings or equally safe alternatives; and implementing serious amendments to public safety decrees and building laws.