Permits & NOCs · Interior fit-out of units

Fit-out permits and approvals in Dubai

For tenants, owners and fit-out contractors taking on a shell, a refurbishment or a change of layout inside a unit. We work out which approvals apply to your unit, prepare the drawings and documents, and coordinate the permit, Civil Defence approval and fit-out completion.

A fit-out looks like an interior job, but the approvals treat it as building work. New partitions change escape routes, a moved ceiling changes sprinkler coverage, and a new kitchen or server room changes electrical and cooling loads. That is why most fit-outs need more than the landlord's say-so.

The difficulty for most clients is not any single approval. It is working out which ones apply. The same 200 m² unit can need a Dubai Municipality decoration permit on Sheikh Zayed Road, a DDA fit-out permit in a TECOM business park, a Trakhees modification permit in a Jebel Ali area, or a free zone's own approval, all before the activity-specific approvals for a restaurant, clinic or salon.

This page is the general fit-out route. Once you know your unit type, our pages for office fit-out, restaurant and F&B fit-out, retail and showroom fit-out, salons, spas and gyms and clinics and pharmacies go into the specific requirements.

What counts as a fit-out, and what doesn't

Authorities draw a line between interior works that stay inside the unit and don't affect the building, and works that change the building itself. Where your project sits on that line decides the permit type.

Usually treated as fit-out

Non-structural partitions and doors
False ceilings, raised floors and finishes
Joinery, counters and fixed furniture
Lighting, power and data within the unit
Extending existing sprinklers, alarms and air-conditioning to suit the new layout

Usually needs a modification or building permit

Cutting or coring structural slabs, beams or walls
Adding a mezzanine or other new floor area
Changing the permitted use of the unit
Changes to the façade or external appearance
New risers, shafts or major plant on the roof

The Dubai Development Authority states this directly for its zones: structural changes, a change of use or additional floor area need a building modification request rather than a fit-out permit, and coring has limits on size and distance from columns. If your works include any of these, see our change of use and warehouse and mezzanine services as well.

Which authority approves your fit-out?

The authority follows the location of the building, not the type of business.

Where the unit is	Fit-out approval	Key points
Mainland Dubai	Dubai Municipality decoration works permit	Needed for commercial, office, professional and industrial units over 100 m². Units of 100 m² or less, and units inside malls and similar trade centres, are exempt from the permit but must still meet Civil Defence requirements and have the owner's written consent.
DDA zones (Internet City, Media City, Studio City and others)	DDA fit-out permit	Applied for by the contractor. DDA lists a fee of AED 0.90 per ft² (minimum AED 200, maximum AED 10,000) plus AED 20 in Knowledge and Innovation Dirham, 2 working days, and 6 months' validity.
Trakhees areas (PCFC, Jebel Ali and many Nakheel properties)	Trakhees CED modification NOC / permit	Trakhees states that a modification NOC or permit is mandatory before any modification or fit-out works, designed to the Dubai Building Code 2021. Engineers must be accredited. Works close with a Modification Completion Certificate.
JAFZA, DMCC, DSO, DIFC and other free zones	The free zone's own engineering or fit-out team	See JAFZA, DMCC and the free zones guide. In DMCC, for example, a company requests a fit-out NOC addressed to Concordia through the DMCC member portal.

Whichever authority applies, Dubai Civil Defence requirements run alongside. DCD reviews engineering drawings through its smart services platform, and the DDA, for example, requires the DCD completion certificate before it issues the fit-out completion certificate.

The approval layers of a typical fit-out

1. Landlord or building management

Written consent from the owner and the building's fit-out rules: working hours, protection, hot works, deposits and the building's own drawing review. This comes first.

2. Master developer

In master communities and mixed-use districts, the developer or its community management may issue its own NOC, especially where works affect shared systems or appearance.

3. Permit authority

The DM decoration permit, DDA fit-out permit, Trakhees modification permit or free zone approval, depending on location.

4. Civil Defence

Fire and life safety drawings: escape routes, fire alarm, sprinklers, emergency lighting, signage and any special hazards.

5. Utilities

DEWA approval if the electrical load increases or a new meter is needed. See DEWA approvals.

6. Activity approvals

Food safety for F&B, health authority approval for clinics, and other sector approvals tied to the trade licence.

Residential units: apartments and villas

Dubai Municipality's decoration permit rules (Administrative Resolution No. 85 of 2019) are written for units used for commercial, professional, industrial or office purposes. For apartments, the controlling approvals are usually the building management or owners' association and, where relevant, the master developer. Under the jointly owned property law (Law No. 6 of 2019), substantial changes to a building's structure or external appearance need approval from the master developer, the Dubai Land Department and the competent authority.

In practice, an apartment kitchen or bathroom refurbishment mostly runs through the building's NOC and access process, while anything that touches structure, shafts, façade or shared services goes further. Our article on the apartment renovation NOC covers this in more detail. Villa works are covered on our villa renovation page.

Documents and drawings for a fit-out application

Tenancy or ownershipEjari or lease, or the title deed if owner-occupied, plus the trade licence for commercial units.
Landlord NOCThe owner's or building management's written consent to the proposed works.
Contractor appointmentAppointment letter from the tenant to a licensed fit-out contractor registered with the relevant authority.
Base build drawingsThe approved shell drawings for the unit, used to show existing conditions.
Architectural layoutPartitions, ceilings, finishes, furniture and door schedules, with occupancy figures.
Fire and life safety drawingsExits and travel distances, alarm, sprinklers, emergency lighting and exit signage.
MEP drawingsPower, lighting, air-conditioning and ventilation, plumbing and drainage where wet areas exist.
Authority NOCsDeveloper, DEWA or activity-specific approvals, as applicable.

Where the base build drawings are missing or the unit has been altered before, an as-built survey is usually the first task. Our engineering drawings service prepares the authority package itself.

The fit-out approval process, step by step

Confirm the unit's jurisdiction and limits

Check the authority, the permitted use, the unit area and the building's fit-out manual before the design is fixed.

You + our team

Design and landlord review

The layout and MEP design are prepared and submitted to the landlord or building management. Their comments are closed out first.

Designer · landlord

Authority and Civil Defence submission

The contractor or registered consultant submits the package to the permit authority and Civil Defence, with the landlord NOC and any developer NOC.

Contractor / consultant

Permit and works

Once approved, works start within the permit's validity. Hot works, deliveries and noisy works follow the building's rules.

Contractor

Inspections and testing

Fire systems are tested and inspected. Civil Defence issues its completion once the installation matches the approved drawings.

DCD · contractor

Fit-out completion

The authority closes the permit with a completion certificate. This then supports the trade licence, activity approvals and the landlord's handover.

Authority · landlord

What affects fit-out approval time and cost

Unit size. Some authority fees are charged per square foot, as with DDA's published rate.
Fire safety scope. Changing sprinkler, alarm or smoke-control layouts adds design and testing.
Activity. Kitchens, treatment rooms and wet areas add specialist approvals.
Building management speed. The landlord's review is often the longest single step.
Existing conditions. Unapproved earlier fit-outs may need to be regularised first.

Official service standards such as DDA's 2 working days count from a complete application. They don't include design or landlord review time. For a broader look at the process, read our guide to fit-out approval in Dubai.

Common fit-out approval problems

Signing a lease before checking the permitted use. A unit approved as an office may not be usable as a café or clinic without a change of use.
Starting works on the landlord NOC alone. The landlord's consent is not the authority permit.
Moving partitions after approval. A small layout change can lengthen escape routes or block sprinkler coverage, and inspectors will notice.
Leaving the DCD stage until the end. The authority completion often depends on the Civil Defence completion.
Letting the permit expire. DDA fit-out permits, for example, are valid for 6 months.

How we help with fit-out approvals

Confirming the authority, the permit type and the approvals your unit needs
Preparing or checking layout, fire and MEP drawings for submission
Landlord and developer NOC applications and follow-up
Coordinating submission through a registered consultant or approved contractor where required
Civil Defence, DEWA and activity-specific approvals in the right order
Inspections and completion certificates for handover and licensing

Approvals are issued by the landlord, developer and authorities, not by us. Our job is to make your package complete and keep it moving.

Fit-out permit FAQs

Do I need a permit for a small office or shop fit-out?

On the mainland, Dubai Municipality exempts units of 100 m² or less, and units inside malls, from the decoration permit. Civil Defence requirements and the owner's consent still apply. Free zones and DDA zones have their own rules, so check by location.

Who applies for the fit-out permit, the tenant or the contractor?

Usually the contractor. Dubai Municipality decoration permits are filed by a DM-approved contractor, and DDA lists contractors as the applicants for its fit-out permit. The tenant provides the lease, licence, landlord NOC and appointment letter.

Is Civil Defence approval separate from the fit-out permit?

In most cases, yes. Civil Defence reviews the fire and life safety design and inspects the installed systems. Some authorities, such as DDA, require the Civil Defence completion before issuing the fit-out completion.

What happens if the fit-out was done without approval?

Unapproved works can block licensing, insurance and handover, and can bring fines. The usual fix is an as-built survey followed by a regularisation application, sometimes with remedial works.

How long does fit-out approval take?

Authority steps can be short once the application is complete. DDA lists 2 working days. The overall time depends mostly on design, landlord review, Civil Defence and any activity approvals.

High-rise and business district guides

Rules and authorities differ by area. These guides cover what applies in each community.

On this page

Taking on a new unit?

Send us the building name, unit size and intended use. We will tell you which approvals apply before you start design.

Tell us about your project

Share a few details and we will tell you which approvals apply, what documents you need and how we can help. There is no obligation.

A practical answer on which authority and NOCs apply
A clear list of the documents and drawings to prepare
A written scope and quotation for our consultancy work

Your name

Email address

Phone or WhatsApp number

Service required

Community or building

Project stage

Describe your project

This form sends your enquiry to Dubai Authority Approvals by email. It does not submit an application to an authority. Please avoid identity documents in the initial enquiry; drawings can be shared once we reply.