Dutch Building Permits
Overview of Dutch building permits and when they are required before starting a home renovation, remodel, attic/basement conversion or room addition.
DUTCH BUILDING RULES & STANDARDS
The Dutch ‘Building Decree’ (Bouwbesluit) lays out the technical requirements that apply to both existing and new construction projects in Netherlands. The Dutch Ministry of Infrastructure and Water Management (Ministerie van Infrastructuur en Waterstaat or IenW) is ultimately responsible for establishing planning and building regulations.
The Environment and Planning Act (Omgevenswet) came into effect on 01 January 2024. It combines 26 previously separate laws dealing with housing, spatial planning, new construction, traffic and transport planning, heritage sites, air and noise pollution. This makes it easier for involved parties to understand all regulations that impact them, check if a permit is required for planned work and if so, to file the permit application.
The IPLO website is the information point for all matters related to the Environment and Planning Act.
PERMITS
A building permit (bouwvergunning) must be obtained for most construction work. A permit is needed to build, modify or demolish a building or change its use, regardless of whether the structure is to be used as a dwelling and whether or not it has foundations. A standard application is used nation-wide.
Some light construction work can be carried out without permit, such as renovating a kitchen or bathroom. Minor, non-constructive outdoor work can also be done without a permit. The location of the work is often a major factor in determining the “permit-free” category of construction.
For example, when planning to add a shed dormer to the roof of a building, a permit is usually needed when the shed dormer faces the street; but it can often be carried out without a permit when the shed dormer is planned at the back of the building.
The Omgevingsloket (Environment Desk) website allows you to check if a permit is needed for your project.
All permit applications must be submitted online through the Omgevingsloket. It will automatically be sent to the municipal, provincial or water board authority responsible for approving the specific permit.
The permit application must be accompanied with the necessary documentation (including design plans, photos and pertinent reports) and fee payment. The new system is expected to reduce permit application review time down to a maximum of 8 weeks. However, the responsible authority has the right to extend the assessment period.
An application for a building permit must be made by the owner of the property or a representative approved by them. The national building permit form states which documentation is needed to show planned construction will comply with regulations.
PRE-APPLICATION CONSULTATION
It is suggested to consult with the building regulation enforcement authority (Bouw- en Woningtoezicht) at your local gemeente office prior to submitting a permit application. This consultation can help clarify requirements.
Below are links to the municipal building and construction authorities in selected Dutch cities…
Take photos of the existing development, concept plans, elevations of proposals and a site plan to the consultation
If converting a derelict building, be precise regarding its proposed future use.
Note: It is important to clearly understand the expectations and regulations of the Building Decree; consider taking a translator to the consultation.
PLANNING
Most planning is administrated at the municipal level, though development that exceeds municipal boundaries might be administered on the provincial or national level. Building permits will be checked against the local zoning plan (bestemmingsplan). The zoning plan is the key planning document that contains information regarding planning rights and restrictions. Information on the zoning plan can be obtained at the Municipal offices.
Most municipalities require planned construction to be checked for aesthetic value by a commission (Welstandscommissie), which controls compliance with regulations regarding the external appearance of a building. These regulations are laid down on local level and differ from municipality to municipality.
STARTING WORK
Once the building permit is issued, construction work can begin. It is suggested to keep the local building control authority informed regarding the progress of the project. During construction, work will be inspected for compliance with the terms of the permit. Once granted a building permit, it should be noted that is also an offence to carry out work that is outside of that which is approved.
It is also a legal offence to undertake construction work without a building permit if one is required. This can result in a fine or in certain circumstances an order for the building to be returned to its pre-construction state.
LIABILITY
The Housing Act clearly states that the owner of a building or property and the person or company performing construction, renovation or demolition services are held responsible in ensuring public safety or public health.
The Housing Act does not hold the local building control authorities responsible for safety issues after a building permit has been issued. Therefore, even if an authority makes an error in issuing a building permit, the holder of the permit is still responsible for complying with building regulations.
Related information…