11 min read
Guide to Building Permits and Licenses in the UAE by Emirate
Published 5 Apr 2024
In the UAE building permits and approvals are essential for construction projects. The construction industry has not stopped gaining momentum there, e.g. various municipalities in the country issue 600-800 building permits monthly, according to data released by the Planning and Statistics Authority (PSA). [?]
Each emirate sets the range of permits the construction company must obtain. They depends on:
Each emirate sets the range of permits the construction company must obtain. They depends on:
Object type
Type of work planned at the site
Navigating the process of obtaining building permits and licenses in the UAE can be quite intricate and involves several crucial steps. It's essential to understand and adhere to the legal requirements set forth by the authorities.
The information provided in this blog article is for informational purposes only and is not intended as legal advice. For any legal concerns or advice, please consult with a qualified attorney.
Contents
Construction Permits and Approvals in Dubai
The specific permit requirements may vary depending on the location of the construction site (Dubai Municipality, free zones, etc.). The overall process involves sequential approvals to ensure compliance with Dubai's stringent building codes and safety standards. Here, we will talk about the most important building permits of this emirate.
Mobilization Permit
Mobilization Permit allows you to transfer physical and manpower resources to the construction site until the completion of the contract.
Mobilization Permit is an essential initial construction permit in Dubai that allows contractors to start preparatory site work before obtaining further permits for the actual construction activities. It is one of the first steps in the comprehensive construction permitting process required for any new build, significant alteration, or change of use project.
Required Documents:
Building Permit Application
Appointment letter duly signed by the owner, consultant, and/or the contractor
Fees:
Mobilization Permit requires AED 5,000
An additional fee of AED 10 for “Knowledge Dirham” and AED 10 for “Innovation Dirham” is applicable per transaction.
This service process may take up to 2 working days for a completed application.
This service process may take up to 2 working days for a completed application.
Excavation Permit
This permit is essential for ensuring that excavation activities are conducted safely, in compliance with regulations, and with proper planning.
Excavation Permit is an official authorization that allows individuals or contractors to excavate the ground for various purposes, such as constructing the foundation or basement of buildings and creating a level area to work.
Required Documents:
Building Permit Application (in case of applying through customer service center)
Appointment letter signed by owner, consultant and contractor
Geotechnical design calculations (slope stability) for open Excavation
Geotechnical Model (software)
Excavation design drawings (as per Circular No.400)
NOC from relevant authorities (if applicable)
Excavation Design Review Checklist
NOC from Neighbor/Plot Owner (if Excavation in Neighbor plot)
Fees:
Issuance or Renewal of Excavation Permit: AED 5,000
This service process may take up to 3 working days for a completed application.
Shoring Permit
In UAE construction, a Shoring Permit allows for the temporary support of structures during construction activities, particularly when excavations are involved.
This permit is essential for ensuring the safety and stability of adjacent structures, preventing collapses, and maintaining the integrity of the construction site.
Required Documents:
Building Permit Application
Appointment Letter duly signed by the owner, consultant, and/or the contractor
Geotechnical Design Calculations
Geotechnical Model - software design
Shoring Design Drawings as per Circular No.400
No Objection Certificates from relevant authorities
Shoring Design Review Checklist
No Objection Certificates from the neighbor or plot owner if the excavation anchors in the neighbor’s plot
Peer Review of the Geotechnical Third Party Report for more than 3 basements/or special projects near the water bodies
Fees:
Shoring Permit: AED 0.05 on Total Built-Up-Area (ft2)
Renewal of Shoring Permit: (AED 0.03 per ft2 on Total Built-Up-Area) x (No. of months requested for renewal) (Maximum AED 6,000 per month) [?]
Paid Fee will be deducted in the Final Building Permit.
Piling Permit
The permit allows the piling works to transfer the load of the structure to a required depth in deep foundations.
Piling Permit is a critical construction permit in Dubai that allows contractors to proceed with the installation of piles, which form the foundation of a building or structure. It is part of the comprehensive permitting process required for any major construction project in the emirate.
Required Documents:
Building Permit Application
Appointment Letter duly signed by the owner, consultant, and/or the contractor
Geotechnical Design Calculations
Geotechnical Model - software design
Piling Design Drawings as per Circular No.400
Piling Design Review Checklist
Peer Review of the Geotechnical Third Party Report for building as per DM Circular No. 237
Fees:
The piling Permit requires AED 0.1 on Total Built-Up-Area per square foot
Renewal of Piling Permit: (AED 0.03 per ft2 on Total Built-Up-Area) x (No. of months requested for renewal) (Maximum AED 6,000 per month) [?]
The approved permit is valid for 4 years. This service process may take up to 3 working days for a completed application.
Sub-Structure Permit
Sub-Structure Permit allows contractors to proceed with the substructure or foundation work for a building project, after obtaining the necessary approvals for the structural design.
It is one of the sequential permits required before the Final Building Permit can be issued.
Required Documents:
Building Permit Application (in case of applying through customer service center)
Appointment letter signed by owner, consultant and contractor
Fees:
Sub-structure Permit is AED 0.2 per ft2 on Total Built-Up-Area
Renewal of Sub-structure Permit is (AED 0.03 per ft2 on Total Built-Up-Area) x (No. of months requested for renewal) (Maximum AED 6,000 per month)
The approved permit is valid for 4 years. This service process may take up to 2 working days for a completed application.
Environmental and Sustainability Certifications
Dubai's Green Building Regulations and Specifications, based on international best practices, provide both voluntary and mandatory requirements for sustainable building development, addressing key areas of construction.
In the UAE, environmental and sustainability certifications play a vital role in promoting green building practices and ensuring sustainable development. Here are key insights into some of the prominent certifications and initiatives in the UAE:
In the UAE, environmental and sustainability certifications play a vital role in promoting green building practices and ensuring sustainable development. Here are key insights into some of the prominent certifications and initiatives in the UAE:
LEED and Estidama. The UAE has adopted certifications like LEED (Leadership in Energy and Environmental Design) and Estidama to assess buildings based on sustainability criteria such as energy efficiency, water efficiency, site location, indoor environment quality, materials, and waste management.
WELL Certifications. Complementing LEED, the WELL Building Standard focuses on enhancing human health and well-being within buildings by evaluating factors like air quality, water quality, nourishment, light, fitness, and comfort.
Green Key Program. The Green Key Program managed by Emirates Green Building Council offers an international eco-label for tourism facilities that demonstrate excellence in environmental responsibility and sustainable operation.
ESG Certification. Environmental, Social, and Governance (ESG) certification is gaining importance in the UAE as organizations commit to demonstrating their sustainability credentials.
These certifications and programs reflect the UAE's dedication to promoting sustainable practices, green building initiatives, and responsible environmental stewardship. By embracing these certifications, the UAE is advancing towards a greener future while setting a benchmark for sustainable development in the region.
In Dubai construction, an environmental assessment and obtaining an environmental license are mandatory requirements. Developers and contractors are obligated to undertake environmental impact assessments and adhere to stringent environmental regulations as part of the construction process. [?]
Land Demarcation Certificate
This certificate is an official document issued by relevant authorities that confirms the boundaries and dimensions of a specific piece of land.
This certificate is crucial for establishing the exact location and extent of a property, providing clarity on its boundaries to prevent disputes and ensure accurate property identification.
Required Documents:
Land Demarcation Request (in case of applying through customer service center)
Consultant Appointment Letter from the Owner
For Land Re-demarcation:
Land Demarcation Request (in case of applying through customer service center)
For Final Land Demarcation:
Land Demarcation Request (in case of applying through customer service center)
As Built Survey Drawing (A3 size hard copy and AutoCAD file)
Fee:
AED 400 per plot
An additional fee of AED 10 as “Knowledge Dirham” and AED 10 as “Innovation Dirham” is applicable per transaction. [?]
Final Building Permit
Final Building Permit allows the actual construction work to commence after obtaining all the necessary approvals and clearances from the relevant authorities.
It is a key milestone in the overall construction permitting process in the emirate.
Required Documents:
Building Permit Application
Appointment letter duly signed by the owner, consultant, and/or the contractor
Fees:
Normal Submission is AED 1.00 per ft2 on Total Built-Up-Area (minimum AED 200). The final building permit fees will be calculated after deducting the fees which were paid previously for the Interim & Preliminary Permit except for Mobilization and Excavation Permits.
For Industrial plot the above fees are not to exceed AED 250,000.
Renewal of Final Building Permit: (AED 0.03 per ft2 on Total Built-Up-Area) x (No. of months requested for renewal) (Maximum AED 6,000 per month).
An additional fee of AED 10 as “Knowledge Dirham” and AED 10 as “Innovation Dirham” is applicable per transaction.
Permits and Approvals of Abu Dhabi
Practically every business operating in the Emirate of Abu Dhabi is required to obtain a trade license from the Department of Economic Development. Moreover, consultants and contractors conducting business in Abu Dhabi must obtain a “classification license” specifying their authorization to operate within specific sectors and for projects of designated sizes. And here are some most important construction permits in Abu-Dhabi.
Building Permit
In Abu Dhabi, a Building Permit is a mandatory requirement before any construction work can commence on a new project or significant alterations to an existing building.
A building permit can be issued for the following projects:
Building a new structure on an empty plot
Constructing a new separate building on a plot with an existing building
Making horizontal or vertical additions to a building
Making internal or external modifications to a building without adding to its size
The purpose is to review the engineering plans and ensure they comply with building permit laws and regulations.
Required Documents:
Approved construction plans
Architectural Layout Plan
Architectural Plans for the Property
Charts and drawings
Electricity Scheme
Other Documents
Site Map
Fees:
Phased Construction Work Permit
Phased Construction Work Permit in Abu Dhabi is a permit that allows for work on a portion of a building or structure.
The permit helps construction projects in Abu Dhabi to be managed more efficiently, with greater flexibility to complete work in stages rather than all at once. This can be beneficial for large or complex projects that require a more incremental approach.
For example, design consultants in Abu Dhabi can request a Phased Construction Work Permit through this service after registering the project and clearing the site.
For example, design consultants in Abu Dhabi can request a Phased Construction Work Permit through this service after registering the project and clearing the site.
Required Documents:
Architectural Layout Plan
Building plans
Health and Safety Policy
Letter of Assignment
Plot Survey Demarcation
Result of soil examination and geophysical studies
Site Map
Structural calculations
Trade Licence
Fees:
Maintenance Permit
Maintenance Permit allows to maintain, improve, or decorate a building or shop.
However, maintenance work should not involve changing the interior spaces, creating new openings in existing buildings, or any construction work that affects the building's safety.
Required Documents:
A Pre-registered and Effective Lease Agreement
Architectural Layout Plan
Clear Photos from all the Sides of the Building
Contract
Emirates ID
Health and Safety Policy
Investment Contract
Legal POA in the event that the service is requested by the agent
Letter of Assignment
Pledge
Project Waste Management Plan as per TADWEER Form
Site Map
Trade Licence
Fees:
Demolition Permit
Demolition Permit is a critical approval required across the UAE to carry out either a complete or partial demolition of a building.
This permit is essential to obtain before any building or structure can be demolished, ensuring the process is carried out safely and in compliance with regulations.
Required Documents:
Application Supporting Documents
Approval Certificate
Business Plan
Clearance Certificate
Competency Certificate
Contract
DoH Letter
Emirates ID
Geo-referenced Map
Insurance Certificate
Land Delivery Registration
Letter from the Mortgage Entity
Letter of Assignment
Method Statement
Other Documents
Project Waste Management Plan as per TADWEER Form
Site Plan
Utility Disconnection Request
Fees:
Permit for Boundary Wall
Permit for Boundary Wall is usually needed to build a fence or wall around a property as well as increase its height.
The specific requirements vary by location. The permit ensures that the wall or fence complies with safety and zoning rules.
Required Documents:
No documents are required
Fees:
List of Common Authority Approvals
Common authority approvals are crucial for ensuring that construction projects in Abu-Dhabi comply with regulations, safety standards, and environmental considerations before commencing and during the construction process. Here is the list of them:
Urban Planning Council or UPC approval (subjected to time limits such as Individual Projects for within 2 years and Master Plans for within 3 years)
Preliminary Environment Review or PER
License from the Abu Dhabi Environmental Agency
Abu Dhabi Municipality or ADM approval for Abu Dhabi City Municipality
Al Ain Municipality approval for Al Ain City Municipality
Al Dhafrah Municipality approval for Al Dhafrah Region Municipality or Western Region
Department of Transport Permit from the Integrated Transport Center or ITC approval associated with the access road and internal road network following the submission of a traffic effects study
Abu Dhabi Waste Management Centre approval on Disposal and Hazardous Waste Plan
Abu Dhabi Distribution Company or ADDC approval for water and electricity
Telecommunications Permit for Etisalat or DU
Abu Dhabi Sewerage Services Company or ADSSC approval for sewerage services
Acquire No Objection Certificate or NOC From Relevant Authorities
Obtaining Construction Permits in Other Emirates
Sharjah
To obtain construction permits in Sharjah, individuals or companies need to follow the specific procedures outlined by the Sharjah Municipality, which may include submitting applications, providing necessary documentation, paying applicable fees, and ensuring compliance with regulations and safety standards.
Ajman
To apply for construction permits in Ajman, individuals or companies are typically required to submit documents such as executive architectural drawings, executive structural drawings, approvals from service entities like the Federal Water & Electricity Authority, Emirates Telecommunications Corporation, and Ajman Sewerage, as well as contracts and approvals related to the project contractor or consultant.
Umm Al Quwain
In Umm Al Quwain, the Urban Planning Department of the Government regulates all housing and building structures within the Emirate, issuing building permits in accordance with the building code.
Ras Al Khaimah
In Ras Al Khaimah, acquiring building permits involves a structured process overseen by the Municipality Planning Department. You can find more information about the nuances of construction in this Emirate on the official RAK Municipality website.
Fujairah
To obtain construction permits in Fujairah, individuals and businesses can refer to the Fujairah Municipality and the Fujairah Public Works & Agriculture Department. These entities oversee the issuance of building permits and manage construction-related processes in the Emirate of Fujairah. By utilizing the e-Services provided by the Fujairah Public Works & Agriculture Department, applicants can submit applications for various permits, including permits for transporting construction waste, land grading, and building permits.
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