Can I remove a wall in my apartment in Panama?
It depends on which wall it is. Before you touch it, settle three things in this order: whether it's structural, what your HOA (condominium) rules say, and what permit the municipality requires. Every fact is cited to its official source; guide prepared by Gallardía.
Short answer
A structural wall isn't yours even if it sits inside your apartment. An interior partition can be touched, but only with notice to the HOA and a municipal permit.
ℹ The essentials in 60 seconds
The structure belongs to everyone. Foundations, columns, beams, slabs, other structural elements, and all exterior facade walls are essential common property of the condominium. Source: Law 284 of 2022, art. 16, item 6
Anything that compromises soundness is prohibited. The law bans carrying out acts that could harm or compromise the soundness, safety or sanitation of the building. Source: Law 284 of 2022, art. 32, item 5
You always have to notify the HOA. Notifying the Board of Directors or the administrator about work in your unit is a legal obligation. Source: Law 284 of 2022, art. 56, item 12
The fast-track permit doesn't cover structural work. City Hall excludes building remodels with structural aspects from the Visto Bueno (expedited approval). Source: DOYC, PCVB
A licensed professional decides, with drawings. Drawings and technical documents must be signed by a licensed engineer or architect. Source: Law 15 of 1959, arts. 4 and 21
What kind of wall you have
"Wall" lumps together elements with very different rules. This table separates what the law says from what the law leaves unclear.
| Type of wall | Who owns it? | Can it be removed? | What you need |
|---|---|---|---|
| Structural: part of the system that holds up the building | Essential common property | Prohibited if it compromises soundness | Engineering study and permit with drawings; does not qualify for the Visto Bueno |
| Exterior facade wall | Essential common property | With requirements | Study by a licensed architect for the whole facade, 66% of units up to date, and the authorities |
| Non-structural interior partition (kitchen and living room, for example) | Law 284 doesn't mention it; your Condominium Bylaws may declare it common | Possible | Confirm it isn't structural, notify the HOA, follow the bylaws, get a municipal permit |
| Party wall with the neighbor | No express rule in Law 284 | Check first | Bylaws, drawings, and a written position from the administration |
⚠ Drywall or block doesn't tell you if it's structural
The material is a hint, not a substitute for structural drawings. No public office should accept a work application without drawings signed by a licensed professional. Source: Law 15 of 1959, arts. 4 and 21
Drawings first, then the hammer
On our jobs, the first thing we ask for is a copy of the building's approved drawings. Law 284 requires the developer to hand that copy to the Board of Directors, so the administration is the first place to ask. Source: Law 284 of 2022, art. 54, item 1
Decision tree
Follow the steps in order. If one stops you, don't move to the next.
- Do you have the building's drawings? If not, request them from the administration.
- Has a licensed professional confirmed it isn't structural? If it is structural, or there's doubt, stop: it requires a study and a permit with drawings, and it may be prohibited. Source: Law 284, art. 32, item 5; DOYC
- Does it face the facade? The architect requirement and the 66% threshold of art. 32, item 4 apply. Source: Law 284
- Do your Condominium Bylaws regulate remodels? Follow them: the law prohibits acts that the bylaws prohibit. Source: Law 284, art. 32, item 9
- Notify in writing the Board of Directors or the administrator. Source: Law 284, art. 56, item 12
- Are outlets, lights or pipes being moved? Licensed personnel are mandatory, and in the district of Panama the process changes. Source: Law 284, art. 32, item 8; City Hall, FAQ
- File the municipal permit and only then start the work.
What your HOA requires
Law 284 of February 14, 2022 regulates horizontal property and repealed the earlier Law 31 of 2010. Source: Law 284 of 2022, title
| Article | What it says, in plain words |
|---|---|
| Art. 16, item 6 | The structure and exterior facade walls are essential common property. |
| Art. 32, item 5 | Prohibits new works or improvements and, in general, acts that compromise soundness, safety or sanitation. |
| Art. 32, item 4 | New works, installations or equipment require 66% of all units and the authorities. |
| Art. 32, item 8 | Prohibits hiring unlicensed personnel for electrical, plumbing or gas work. |
| Art. 32, item 9 | Prohibits whatever the Condominium Bylaws prohibit. |
| Art. 56, item 12 | The owner must report the work to the Board of Directors and/or the administrator. |
| Art. 29 | Whoever occupies the unit is liable for damages; the amount is set by a licensed appraiser, and if unpaid within 30 days it's added to the maintenance fee. |
⚠ Does the 66% threshold apply to an interior wall?
The law requires 66% for "new works, installations or equipment" and gives examples like roofs, eaves and antennas. Source: Law 284, art. 32, item 4 We found no rule or official ruling stating whether removing a non-structural interior wall falls under that. verify Get the Board's position in writing.
What the Municipality of Panama requires
In the district of Panama, permits are handled by the Directorate of Public Works and Construction (DOYC). The base rule is Agreement 110 of April 22, 2025, which repealed Agreement 281 of 2016. Source: Panama Municipal Council, Agreement 110 of 2025
City Hall states that building or repairing a wall requires a permit: the Visto Bueno if there's no plumbing or electrical work, and prior registration of a miscellaneous drawing if either system is involved. Source: City Hall of Panama, Public Works FAQ
| Visto Bueno (PCVB) | Permit with approved drawings | |
|---|---|---|
| What it's for | Minor changes. For units with an occupancy permit, DOYC lists drywall and block walls, drop ceilings, doors and windows. | Work that requires drawings signed by licensed professionals. |
| Key exclusion | Non-structural Excludes building remodels with structural aspects and changes to the wet fire-suppression system. | The route to take when structure is involved. |
| Published requirements | Application to DOYC, sketch, owner's and professional's signatures, DINASEPI (Fire Department) and MINSA (Health Ministry) certifications, municipal good-standing certificate. In an HOA: condominium bylaws and review by the Legal Technical Secretariat. | Application to DOYC, resident professionals per Law 15 of 1959 and JTIA resolutions, DINASEPI, MINSA, municipal good-standing certificate. |
| Official turnaround | Up to 5 business days after paying the tax. | Up to 5 business days after payment; City Hall estimates around 15 days total including the appraisal. |
Where: DOYC, Edificio Hatillo, Ave. Justo Arosemena and Cuba, between 35th and 36th Streets East, Calidonia. Phone 524-8900, Monday to Friday, 8:00 a.m. to 4:00 p.m. Source: City Hall of Panama, PCVB procedure sheet
⚠ Outside the district of Panama
In San Miguelito, Arraiján, La Chorrera or any other district, the process is defined by that municipality. This guide did not verify their procedures: check with the relevant municipal engineering office.
Steps and documents
A checklist to gather before you call the contractor.
- Copy of the building's approved drawings (from the administration).
- Condominium Bylaws and any current Board resolutions.
- A licensed engineer's or architect's assessment of the wall.
- Written notice to the Board of Directors or the administrator describing the work.
- HOA approvals your bylaws require (and the 66% threshold if art. 32 applies).
- A licensed electrician and plumber if installations are being moved.
- Municipal permit: Visto Bueno or approved drawings.
- Photos of the prior condition of your unit and nearby common areas, useful if an appraiser later assesses damage (art. 29).
Costs: what's official and what isn't
We separate the official fee from market prices. We don't invent ranges.
Tax on the Visto Bueno permit, applied to the value of the work, including materials and labor. Source: DOYC, PCVB Guide (2025)
Based on project and value
City Hall refers to Agreement 73 of 2017. Source: City Hall, FAQ
Engineer or architect
We found no verifiable official public rate. Ask for a written quote.
Demolition and finishes
Varies by m² and access. Estimate it with the remodeling calculator (not an official rate).
Fines and risks
| Who sanctions | What can happen |
|---|---|
| Administrator and Board of Directors | A warning, then whatever fines the HOA's bylaws set. |
| MIVIOT, justice of the peace or another authority | A cease order and a fine of B/.50 to B/.500; on repeat offense, B/.500 to B/.1,000, plus damages. |
| Facade modified without meeting requirements | Restoration and, if not done within 30 days, a fine of 0.25% to 1% of the registered unit's value. |
| Municipality of Panama (work without a permit) | It has to be legalized; City Hall reports fines between B/.50 and B/.100,000 depending on the violation, value and progress. |
⛔ The risk that doesn't show up in the fine
If the work damages common property or a neighbor's unit, you're liable for the damages, and the charge can be added to your maintenance fee. Source: Law 284 of 2022, art. 29
Contradictions in official sources
What we found when cross-checking current documents. Confirm with DOYC before filing.
⚠ Law 31 of 2010 still cited
The downloadable Visto Bueno guide (July 2025) cites Law 31 of 2010 for the HOA regime, Source: DOYC, PCVB Guide but that law was repealed by Law 284 of 2022. Source: Law 284
⚠ Agreement 281 vs. Agreement 110
The citizen-facing Visto Bueno procedure sheet cites Agreement 281 of 2016, Source: City Hall, PCVB procedure sheet which was repealed by Agreement 110 of 2025. Source: Agreement 110
⚠ Visto Bueno for apartment walls?
The DOYC table mentions drywall and block walls only for commercial units, Source: DOYC, PCVB while the FAQ indicates the Visto Bueno applies to building or repairing a wall with no installations involved. Source: City Hall, FAQ Ask which category you get assigned.
Common mistakes
- Deciding by the sound it makes. "It sounds hollow" isn't a technical criterion; drawings and a licensed professional are. Source: Law 15 of 1959
- Starting the work and notifying afterward. Notifying the HOA is an obligation, not a courtesy. Source: Law 284, art. 56, item 12
- Moving outlets with just anyone. Hiring unlicensed personnel is prohibited. Source: Law 284, art. 32, item 8
- Applying for a Visto Bueno for something structural. That category excludes it. Source: DOYC
- Assuming the city's process applies in another district. Every municipality has its own office and rules.
Related questions
Can the administrator refuse to let me remodel?
Can I replace a block wall with a drywall one?
Who pays if a crack appears in the neighbor's apartment?
Do I need 66% of the owners for an interior wall?
Sources
Consulted on September 29, 2026.
Notice. This guide is general information for educational purposes, not legal advice or a technical opinion for a specific case. The municipal procedure described applies to the district of Panama. Content verified on September 29, 2026; regulations may change. Points marked verify should be confirmed against the official source. Prepared by Gallardía (gallardia.lat).
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