Do You Need a Structural Engineer to Remove a Wall in Dubai?

Short answer: yes, in most cases, wall removal in Dubai is impossible and risky without a structural engineer and official approvals.

Even if a wall "looks non-load-bearing," in Dubai towers and villas it may be part of the overall stiffness system, cover engineering shafts, or affect fire safety. Therefore, any serious layout changes should be considered an engineering task, not just "moving a partition."

1. Why you can't just "remove a wall" in Dubai

Dubai has a unified building code and developer rules. For most communities:

• any layout changes are considered modifications requiring NOC (No Objection Certificate) from the developer or management company;

• structural work and wall removal in apartments are directly prohibited without approval and engineering justification;

• interference with load-bearing elements is treated as a safety violation, not "cosmetics."

Major developers (e.g., Emaar, Nakheel, and others) in their home modification rules usually separately specify:

• what can be done without NOC (paint, furniture, minor repairs);

• what cannot be done at all (load-bearing walls, facade changes, interference with shared engineering systems);

• which work requires design and approval from city authorities.

So the question "can we remove a wall" always starts not with a drill, but with documents.

2. Load-bearing or not: why you can't decide "by eye"

In towers in Dubai Marina, JLT, Downtown, Business Bay, and similar areas:

• some walls are concrete and part of the column and stiffness core system;

• some are partitions, but they may be tied to engineering shafts, ventilation, and fire systems;

• a "just white wall" to the eye may be a load-bearing core to an engineer.

Determining by appearance whether a wall can be removed is almost impossible. This requires:

• original drawings from the developer (as-built drawings);

• understanding of the building's structural scheme;

• experience working with similar buildings.

CYFR in practice follows a simple principle:

• until an engineer has reviewed drawings and the site, we consider the wall potentially dangerous to remove.

3. When a structural engineer is definitely needed

A structural engineer is mandatory if you plan to:

• remove concrete walls or parts of walls;

• cut new openings in walls;

• modify or touch columns, elevator shaft cores, load-bearing beams;

• interfere with floor slabs (openings, chases, cutouts);

• relocate wet areas if this affects structure and shafts.

In all these cases, the engineer:

• analyzes the building's structural scheme;

• reviews original drawings;

• calculates whether the building will withstand proposed changes;

• develops reinforcement solutions (steel frames, lintels, embedments, etc.) if this is even permissible.

Often the outcome is: the wall cannot be removed completely, maximum – create an opening of a certain width with reinforcement and only after approval from developer and regulators.

4. What if the wall is "definitely" non-load-bearing?

Even if it's a partition:

• made of drywall;

• made of lightweight block;

• inside one apartment or office,

in Dubai this is still considered a layout change.

Usually required:

• NOC from developer or management company;

• drawing with existing and proposed layout;

• clarification whether fire sensors, sprinklers, air diffusers, and engineering routes are affected.

A structural engineer here can work together with an architect and MEP engineer:

• architect is responsible for layout and ergonomics;

• structural engineer confirms you're not touching structure;

• MEP engineer checks HVAC, ventilation, plumbing, and fire routes.

In some simple cases (typical drywall partition not affecting evacuation routes and engineering systems), the developer may accept drawings from a licensed fit-out contractor. But even then, the contractor often brings in an engineer to avoid extra risks.

5. What approval chain is needed if you want to remove a wall

A typical scenario looks like this:

1. Collection of baseline data

Property documents, community rules, existing plans, photos and videos.

1. Site visit and preliminary survey

Team looks at the property, documents which walls are proposed to be touched.

1. Engineer and designer work

• request original drawings from developer or building management;

• analyze structural scheme;

• decide what's permissible and what's not;

• prepare drawings and, if needed, reinforcement calculations.

1. Submission for developer NOC

Package includes "before/after" drawings, engineer's conclusions, and other documents per specific community requirements.

1. Additional approvals

If work affects structure or fire safety, approval from Dubai Municipality, Trakhees, DCD, and other regulators may be needed.

1. Only after NOC and entry permit

Contractor receives work permit and has the right to start demolition and fit-out.

CYFR builds projects so there's no need to "negotiate after the fact" when walls are already touched but papers aren't ready.

6. What happens if you remove a wall without an engineer and permits

Risks here are not only technical but legal:

• fines from developer and/or regulators;

• requirement to restore walls and bring property to original condition;

• in serious violations – problems with subsequent sale and property documentation;

• possible claims from neighbors and management company if you damaged shared building elements or created risk.

There's a separate risk rarely considered:

• insurance companies may deny payouts if it's proven changes were made without approvals and engineering expertise.

From CYFR's perspective, saving on engineer and approvals here is simply not justified: the cost of mistakes is measured not only in money but in safety.

7. How CYFR approaches "we want to remove a wall" requests

Typical CYFR work scenario:

• first, client formulates what they want to achieve: combine kitchen and living room, make a large master bedroom, open up views, etc.;

• team looks at whether the task can be solved without interfering with load-bearing walls (e.g., through other layout solutions);

• if walls must be touched, structural engineer and MEP engineer are brought in;

• project is prepared considering specific building and community rules;

• CYFR takes on communication with developer and, if needed, city regulators;

• after approval and NOC, team carefully implements the project without violating structure and engineering systems.

In most cases, we manage to:

• either find a safe solution without demolishing key walls;

• or honestly say that a specific desire is physically or legally unfeasible, so as not to lead the client into a dead end.

8. Conclusion: without an engineer, a wall in Dubai is "load-bearing by default"

In short:

• deciding "this wall is definitely non-load-bearing, let's remove it" by feel is not allowed;

• in Dubai, wall removal is always a story about engineers, NOC, and approvals;

• a structural engineer is needed not for "formality" but to preserve building safety and your legal cleanliness.

The most sensible approach:

• first discuss desired outcome with a professional team;

• let engineers and designers check what can be done within the specific building and developer rules;

• only then plan demolition and fit-out.

CYFR team can help go through the entire journey – from the idea "we want to open up space" to an implemented project with approvals and safe layout.