How to Obtain a Completion Certificate Even If Your Site Differs from Approved Plans in the UAE
Amidst the rapid expansion of real estate and urban development across the UAE, developers frequently encounter a significant and costly hurdle: delays in obtaining the Building Completion Certificate. This often stems from discrepancies between the executed construction and the originally approved plans. These delays can translate into substantial financial losses, often exceeding AED 180,000 per month.
For years, resolving such building violations seemed like an insurmountable challenge. However, the proactive UAE government has implemented structured legal and digital mechanisms designed to efficiently rectify these issues and ensure that project finalization adheres to stringent regulatory standards.
Moreover, partnering with experienced firms like DAEM Contracting can significantly simplify this regularization process, help avoid penalties, and accelerate the issuance of your Completion Certificate
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Obtaining Your Completion Certificate Despite Site Non-Compliance: A Step-by-Step Guide
If your construction site doesn’t fully comply with approved plans, you can still obtain a building Completion Certificate by first documenting all violations in detail and submitting the report to the municipality.
After the authorities complete their review and assessment, you’ll need to resolve the violations before proceeding to the final inspection. Once everything is verified to meet the required standards, the Completion Certificate will be issued.
Below is a detailed breakdown of each essential step:
Step 1: Precise Violation Documentation (Estimated Time: 10–14 Days)
The initial and most critical step in resolving licensing violations is to accurately document any discrepancies. This involves undergoing a high-precision 3D laser scan of your site. Conducted with an accuracy of ±1.5 mm, this scan precisely detects any deviations in walls, columns, and structural alignments when compared against your approved plans.
Once the scan is complete, the results are meticulously reviewed by a certified engineering consultant, such as DAEM contracting llc. This consultant then prepares a Class A Technical Classification Report. This report is indispensable for initiating the violation documentation process with Dubai Municipality or the relevant authority.
Note: Submitting your Completion Certificate request without this comprehensive report may lead to immediate rejection, resulting in costly delays.
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Step 2: Submitting the Report to the Municipality (Estimated Time: 3 Days)
Once your technical classification report is finalized, the next step involves uploading all required documents to the official municipality platform (e.g., Dubai Municipality or Sharjah Municipality).
Here’s what you’ll typically need:
- Technical Classification Report: This report must be officially stamped by a licensed engineering office or an approved contractor like DAEM, and registered with the respective municipality.As-Built Drawings: These drawings, which reflect the actual construction as completed, must comply with ISO 19650 and the Dubai CAD Standard—a strict guideline for CAD submissions.
- No Objection Certificates (NOCs): Required from relevant service providers such as Dubai Civil Defense and DEWA (Dubai), or SEWA (Sharjah), depending on your project’s location.
- Building Permit: The original permit issued by Dubai Municipality or the authority in the specific emirate (e.g., Abu Dhabi).
- 3D Laser Survey Report: This detailed report highlights structural deviations and specifies the nature of the violation.
Important: Ensure all your files are uploaded in the required PDF or DWG formats as per municipality specifications. Always keep a backup to streamline future revisions.
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Step 3: Official Review & Evaluation (Estimated Time: 14 Days)
Upon submission, the relevant authority—whether the Technical Committee of Dubai’s RERA or Sharjah’s Urban Planning Department—will thoroughly assess your documentation in compliance with the Sharjah Building Code and its stipulated standards.
This thorough review typically includes:
- Verification of As-Built Drawings: These are rigorously compared against the original building permit to ensure compliance with approved designs.
- Audit of Consultant Reports: Engineering reports and recommendations are meticulously checked for accuracy and alignment with regulations.
- Utility Approvals Coordination: The municipality coordinates with service providers such as DEWA (Dubai) or SEWA (Sharjah) to approve water and electricity connections.
Note: Should discrepancies be identified during this phase, the municipality may issue revision notes or request corrective actions before proceeding to the inspection phase.
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Step 4: Violation Settlement (Estimated Duration: 15–120 Days)
If the official review identifies significant violations, the municipality provides a structured opportunity to legally settle the issue, thereby avoiding severe consequences like demolition or outright rejection of the Completion Certificate.
🛠️ Settlement procedures are contingent upon the type of violation:
Violation Type | Definition | Required Actions | Resolution Period | Estimated Cost (AED) | Risks of Non-Compliance |
Structural | Pertains to core components (e.g., foundations, load-bearing walls) | Structural redesign, Civil Defense approval, DEWA permit, full documentation | Up to 120 days | 35,000 – 200,000 | High fines, severe delays, rejection |
Operational | Affects the operation of systems (e.g., electrical, HVAC) | Fine, written commitment, quick fix | 30 days | 8,000 – 25,000 | Suspension of operational approval, financial penalty |
Minor | Cosmetic or internal adjustments (e.g., partitions, décor) | Written declaration of non-recurrence | Immediate | 0 – 5,000 | Record of violation |
Important: Each day beyond the legal deadline for resolution can result in a fine of AED 1,000 per day. Do not delay your case.
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Step 5: Final Inspection (Estimated Time: 5 Days)
In this crucial final phase, Dubai or Sharjah Municipality coordinates comprehensive inspections to ensure your building aligns with the approved plans and corrected violations.
The inspection process typically includes:
- Civil Defense: Reviews emergency exits, fire suppression systems, and overall safety readiness.
- DEWA / SEWA: Checks electrical and water connections for compliance with municipal standards.
- Roads & Transport Authority (RTA) (when applicable): Inspects external areas if the project impacts public roads or parking zones.
Inspections are usually conducted separately by each authority, but joint visits may be arranged based on the project’s scope and complexity.
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Step 6: Issuance of the Completion Certificate (Estimated Time: 3 Days)
Once all inspections are successfully completed and any required corrections have been implemented, the Municipality will issue the appropriate Completion Certificate. This can be a final, conditional, or partial approval, depending on the extent of resolved issues:
Certificate Type | Requirements | Validity |
Final Approval | All issues resolved; all checks passed | Permanent |
Conditional Approval | Minor unresolved issues (specific conditions apply) | 6–12 months |
Partial Approval | Applicable for multi-phase projects | Valid until project completion |
Conclusion: Complete Your Project—Without Surprises
Securing a Building Completion Certificate in the UAE is no longer an overwhelming challenge, even in cases of non-compliance. The key to timely certification lies in strategically addressing issues and leveraging the right expertise.
Whether your violation is minor, operational, or structural, successfully navigating the process—from laser documentation to technical submissions, all the way to passing the final inspection—is crucial. Any missteps or delays could result in costly penalties exceeding AED 100,000 and months of disruptive project halts.
Don’t let non-compliance jeopardize your investment or stall your project’s handover. Future-proof your development and ensure a seamless path to certification.
Contact DAEM Contracting today for a personalized settlement strategy. Our certified consultants, backed by precision technology and deep experience across Dubai, Sharjah are your trusted partners in navigating these complexities and achieving timely project completion.
Client Questions, Expert Answers
1. Where can I obtain a building permit in Dubai?
You can apply for a building permit through Dubai Municipality’s official website or via the Dubai Building Permit System (DBPS) mobile application.
2. What is the penalty for not renewing a building permit in Dubai?
According to Dubai Municipality, a fine of AED 500 per month is imposed for each month of delay. In some cases, legal actions, including revocation of the permit, may also be taken.
M. Hussam Almahmoud
M. Hussam Almahmoud Graduated From Aleppo University BSC in Mechanical Engineering, CEO and partner In White Eagkes Hen trd ( established in 2005 , White Eagle Transport Est 2008 , City care Fire Est 2010 , Daem Contracting Est 2014 , Abraj Wa Mabani cont Est 2016 , White eagles gen trd LTD Est 2021 in Manchester UK , Partner in ICE Elektronik Dis Ticarat limited Sirketi Istanbul turkey
