When can you build an extension without a permit?

When is an extension without a permit allowed?

If your plan meets the conditions below, an extension is in many cases permit-free. It remains an indication: the exact rules are in the Buildings Decree (Besluit bouwwerken leefomgeving) and in your municipality's environment plan. More background can be found under building without a permit.

• In the rear yard area, so behind the house
• On the ground floor, against the rear wall
• No deeper than 4 metres from the original rear wall
• No higher than about 5 metres
• Not a listed building and not in a protected townscape

What exactly is the rear yard area?

Broadly speaking, the rear yard area is the part of your plot behind the house, measured from 1 metre behind the front wall. With an end-of-terrace or corner house it is more complicated: the side that borders the street or a public path usually does not count. Stricter rules apply there.

Area counts too. How much of your back garden you may build on without a permit depends on the size of the plot, and an existing shed or garage counts towards it. In a small town garden you therefore reach the maximum sooner than you might think.

Why should you check your municipality's environment plan?

Since 1 January 2024 the Environment and Planning Act governs building. The national rules for permit-free building apply everywhere, but the municipality's environment plan may contain additional rules, for example on appearance or building heights in a particular neighbourhood. Municipalities will develop their environment plans further in the coming years, so rules may change.

So do the permit check in the Omgevingsloket before you make a final decision. If a permit turns out to be needed after all, you apply for it through the same portal. What that involves is explained under a permit for a renovation.

• Permit check in the Omgevingsloket
• Rules in your municipality's environment plan
• If in doubt, a preliminary consultation with the municipality

What does a permit-free extension still have to comply with?

Permit-free does not mean rule-free. An extension without a permit must still meet the technical building requirements, such as structural safety, insulation and fire safety. Good foundations and the work of a structural engineer therefore remain necessary.

Also take the neighbours into account. Under neighbour law, windows or a roof terrace within two metres of the boundary that overlook the neighbours' property are not simply allowed. If you wish, Bouwbedrijf R. Vlieland can take care of the whole process, from drawings and check to building your extension. A cost indication can be found under how much an extension costs.

Frequently asked questions