A fit out permit in Dubai is not always required. In Dubai Municipality’s area, a licensed business unit over 100 m² needs one, while units of 100 m² or less and units inside malls are exempt on conditions. DDA has similar rules, and its permit costs AED 0.90 per sq ft. DIFC, JAFZA and Trakhees areas have their own routes. Landlord approval and Civil Defence requirements apply nearly everywhere.
Most contractor pages say every commercial fit out needs an authority permit. The published rules are more specific, and that matters: Savills reports that 66% of Dubai office transactions in Q3 2026 were below 1,000 sq ft, and 100 m² is about 1,076 sq ft. So many small tenants may fall inside an exemption (our reading of those two figures, not a published statistic). This guide is for commercial units. For homes, see Dubai renovation approvals and the building NOC guide.
Who approves your fit out, by zone
The authority follows who controls the land, not your type of business. No official public list covers every plot, so when in doubt ask your landlord which authority issued the affection plan.
| Area | Authority route | Published fee and time |
|---|---|---|
| Mainland, such as Deira and Bur Dubai. Brokers also list Business Bay here | Dubai Municipality decoration permit if over 100 m², applied for by a DM-approved contractor online | DM publishes the rule but no fee or duration in the resolution |
| Internet City, Media City, Knowledge Park, Science Park, d3, Production City | DDA fit-out permit, applied for by the contractor | AED 0.90 per sq ft, minimum AED 200, maximum AED 10,000, plus AED 20 in knowledge and innovation fees. Estimated 2 working days. Valid 6 months |
| DIFC | DIFC NOC first, then DDA and other authorities | AED 3,150 including VAT, up to 5 working days, for third-party buildings |
| JLT (DMCC) | DMCC NOC to Concordia, plus the tower manager’s process | AED 265 for the NOC. Whether a separate DM permit applies is not clear from public sources: ask DMCC |
| JAFZA | Facilities manager review, JAFZA NOC, then DCD and Trakhees for major works | First review 2 working days, NOC about 3 working days. A separate JAFZA page says 5 working days |
| Other Trakhees areas, such as Dubai Maritime City | Trakhees modification route, with a 2025 exemption for minor works | EHS inspection fees are separate, so check with PCFC |
| Dubai South, DAFZA, Dubai Silicon Oasis | Their own authority or manager | We could not confirm a current official process: ask the zone |
Service times count only the authority’s desk time for a complete file. In real programmes, landlord review and Civil Defence take longer. Contractors estimate 2 to 8 weeks for approvals overall, and we found no official Civil Defence service standard.
The fit out permit in Dubai and the 100 m² rule, in plain words
DM Administrative Resolution No. 85 of 2019 says a permit is needed for decoration works only in a licensed business unit larger than 100 m². Units of 100 m² or less, and any unit inside a commercial complex or mall regardless of size, need no permit or completion certificate. The exemption has conditions:
- a DM-approved contractor must do the work;
- the works must stay inside the unit’s boundaries, without adding, removing, merging or splitting areas;
- planning and construction specifications must be met;
- Civil Defence requirements must be met;
- the owner must consent in writing.
DM can still audit exempt units and act on violations. Where a permit is required, only a DM-approved contractor may apply, through the online decoration-works service.
Works that need no DDA or Trakhees permit
Even above 100 m², light works can skip the authority. These lists help you phase a project or keep a refresh simple.
| Rule | Works covered | What you still need |
|---|---|---|
| DDA Circular 318 | Internal painting, non-structural demolition inside the unit, replacing a false ceiling without moving fire devices, furniture, flooring within original loads, low partitions leaving at least 15% of the clear height open, reinstatement to the original condition | Landlord or facilities manager’s NOC or Permit to Work |
| DDA Circular 338 | Leasable units of 100 m² or less, and units in shopping malls of any size | Licensed contractor, DCD and DDA rules, landlord approval. Structural change, change of use, mezzanine or merging units still needs a Building Modification |
| Trakhees Circular 2 of 2025 | Wall finishes and painting, furnishing, low partitions up to 1.8 m, flooring, replacing doors and windows in existing dry walls | Approved contractor, DCD compliance, leased-area limits, landlord acceptance. Everything else needs a Modification NOC |
Note the last line in each row: no exemption switches off the landlord, and none switches off fire safety.
Documents you will be asked for
DDA’s published list is a useful example of a typical file:
- the contractor’s appointment letter from the tenant;
- the Ejari copy;
- the building owner’s NOC and NOCs from other relevant authorities;
- approved stamped drawings of the existing and proposed layout;
- a key plan, and partition, furniture, flooring and ceiling layouts with a clear section.
A landlord’s own NOC adds more. Wasl, for example, asks for a technical checklist, tenancy contract, both trade licences and a contractor appointment letter, charges AED 545 where applicable, and takes a refundable deposit. It typically approves in 7 working days, and the letter is valid for 3 months.
Civil Defence and DEWA sit on top
Civil Defence requirements apply in every route above. Changing sprinklers, alarm devices, exits or compartments means fire drawings and an approved fire contractor. DDA will not issue its fit-out completion without the Civil Defence completion certificate.
DEWA fit-out connections go through enrolled consultants and contractors, with an approved load schedule and a landlord NOC. If your use needs more power than the unit’s allocation, ask early, because the building may not have it.
Closing the permit matters
Do not treat the permit as finished once work starts. Close-out typically needs completion certificates, as-built drawings, test certificates and a final landlord inspection. A broker’s guide warns that unpermitted work can lead to stop-work orders, suspended passes, a cancelled NOC or a withheld completion certificate, which can block a trade licence renewal. Wasl’s completion list, for example, asks for DM and Civil Defence certificates, a DEWA-stamped load schedule and photos, or just the DEWA-approved schedule for units under 100 m².
A quick decision check
- Find your authority from the affection plan or landlord.
- Measure the unit on the lease schedule, and note if it sits inside a mall.
- List your scope. Is it only paint, floors, furniture and low partitions?
- Does anything touch structure, change the use, add area or merge units? Then expect a modification route.
- Does anything touch fire systems or power? Add Civil Defence or DEWA.
- Is the activity regulated? See salons, pharmacies and gyms, restaurants or clinics.
Then ask your contractor to confirm in writing which permits are in their price and who submits them. If an authority’s rule is not clear, get the answer from the authority. Our architecture and approvals team can map this for your unit.
Frequently asked questions
Do I need a permit for an office fit out in Dubai?
It depends on the zone, size and scope. In DM’s area a unit over 100 m² needs a decoration permit, while units of 100 m² or less and units in malls are exempt on conditions. DDA has a similar exemption. Landlord approval and Civil Defence still apply.
How much is a fit out permit in Dubai?
DDA charges AED 0.90 per sq ft, minimum AED 200 and maximum AED 10,000, plus AED 20 in other fees. DIFC’s NOC is AED 3,150 including VAT, and DMCC’s is AED 265. DM’s resolution does not state a fee, and landlords and towers add their own.
Do I need a fit out permit just to paint and change flooring?
Usually not an authority permit, if nothing else changes. DDA and Trakhees both list painting and flooring among exempt works, but you still need the landlord’s NOC or permit to work.
Who applies for the fit out permit, the tenant or the contractor?
Normally the contractor. DM allows only a DM-approved contractor to apply, and DDA’s permit is applied for by the contractor. The tenant provides the appointment letter, lease and owner’s NOC.
How do I know whether my unit is under DM, DDA or Trakhees?
Ask the landlord which authority issued the plot’s affection or site plan. Authority depends on who controls the land rather than your business type, and areas such as Business Bay are described differently in different guides, so confirm yours.
How long does a fit out permit stay valid?
DDA’s is valid for 6 months and can be renewed for AED 200 per 3 months, up to 1 year from issue. A landlord NOC has its own validity, such as 3 months for Wasl’s letter. Check each one so nothing expires mid-project.
Fees and rules checked in November 2026 against the documents linked above, some of which date from 2019 to 2024. Authorities change them, so confirm before you submit.
Not sure which permits apply to your unit?
Send us the lease plan and your scope. We will tell you which approvals you actually need, and quote the design and fit out with them included. Book a free site visit.
