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the map of the building
permit in panamá.

the full municipality of panamá process, step by step. pick your starting point, set the size and the cost per m², and you'll see the taxes and fees each stage carries. it is a general map, not the document list.

i want to build something. where do i start?

  1. 01

    preliminary design (RLA)

    MUPA · DOYC 100% online
    —
    architect

    urban approval of the concept: land use, height, setbacks and density. filed 100% online through the RLA portal of alcaldía digital, by a licensed architect. it does not authorize building, but it grants pre-sale rights. valid 3 years, extendable once.

  2. 02

    earthworks (ATC)

    DOYC
    —
    contractor

    the transitional construction authorization (ATC) lets earthworks, grading and early foundations start while the single window finishes reviewing the plans. it carries no separate tax: the construction tax is paid at the PDC.

  3. 03

    construction drawings (RDP)

    single window
    —
    architectstructural eng.electromechanical eng.
    simultaneous review · single window
    DOYCdirectorate of works and constructionsDINASEPIfire department · safety and fire preventionMINSAministry of healthMOPministry of public worksMIVIOThousing and land managementIDAANaqueducts and sewersMIAMBIENTEministry of environmentATTTtransit and land transport authority

    the multidisciplinary technical review, all at once, by every institution in the single window. it requires an approved preliminary design, and includes the calculation memories signed by the structural and electromechanical engineers. once approved, the drawings are signed by the DOYC director and registered with a CONS number. valid 5 years.

  4. 04

    construction permit (PDC)

    DOYC 100% online
    —
    contractor

    authorizes physical construction, and the permit is assigned to the contractor. DOYC reviews the budget and sets the appraisal in 10 business days, and issues the permit 5 business days after payment. the construction tax is progressive on the value of the works.

  5. 05

    occupancy permit (PDO)

    DOYC
    —
    owner

    the final inspection (PDO, also processed as SPOC). with no technical objections, DOYC assesses the occupancy tax and, after payment, issues the permit with a digital signature and QR code. it is the document that legalizes the building's use.

estimated construction tax *
B/. 2,495
on a works value of B/. 250,000

* the amounts marked with * on the map depend on the size and the cost per m² you set here. not sure what it costs per m²? use the calculator →

a general map of the process, not the full document list. figures are estimates from public 2026 data, for guidance. the demolition tax and the occupancy tax are assessed by DOYC on inspection, so they are marked as such here. for your project's number, let's talk.

// the process in words

the stages of a building permit in the municipality of panamá.

building in the municipality of panamá runs through a sequence of approvals before the directorate of works and constructions (DOYC) and the single window, where several institutions review the drawings at once. this is the general order, by where you start: an empty lot, a demolition to build new, a renovation, or an urbanization over 10 hectares, which passes through MIVIOT at the national level first.

  1. preliminary design (RLA)

    urban approval of the concept: land use, height, setbacks and density. filed 100% online through the RLA portal of alcaldía digital, signed by a licensed architect, valid for 3 years. it grants pre-sale rights, but does not authorize building.

  2. construction drawings (RDP) or miscellaneous (RDPM)

    the multidisciplinary technical review in the single window, where DOYC, DINASEPI (fire department), MINSA, MOP, MIVIOT, IDAAN, MIAMBIENTE and ATTT evaluate the drawings at once. the RDP requires a prior preliminary design; the RDPM, for works that do not change use or zoning, is exempt. once approved, the drawings receive a CONS number valid for 5 years.

  3. demolition and earthworks

    if there is a structure to remove, the demolition permit needs a plan signed by a licensed engineer, and DOYC assesses the demolition tax on inspection. earthworks and early foundations can start under the transitional construction authorization (ATC) while the drawings are still under review.

  4. construction permit (PDC)

    authorizes physical construction. DOYC sets the appraisal in 10 business days and issues the permit 5 business days after payment. here the construction tax is paid, progressive on the value of the works under acuerdo 73-17: 1.00% up to B/. 500,000, 1.26% on the excess to B/. 1,000,000, and 0.50% beyond that.

  5. occupancy permit (PDO)

    the final inspection. with no technical objections, DOYC assesses the occupancy tax and issues the PDO with a digital signature and QR code. it is the document that legalizes the building's use.

urbanizations over 10 hectares start earlier, at the national level: MIVIOT approves the territorial planning scheme (EOT), the urbanization preliminary and the infrastructure plans with their environmental impact assessment, and only then does the project enter the municipality through the same RLA, RDP and PDC. at the end, the developer hands the streets, parks and easements over to the municipality before it can be occupied.

// this is where we come in

looks like a maze? it is, a little. we have walked it many times, and we are happy to walk it with you.

let's talk about your project