Renovating a listed building: permits, materials, approach

Renovating a listed building is possible, but it takes more preparation than an ordinary home. For a national monument (rijksmonument) or municipal monument, an environmental permit (omgevingsvergunning) is needed for many changes, including interior work. The aim is to preserve what makes the building special: the structure, the facades, the window frames and often parts of the interior too. So start talking to the municipality early and allow enough time. With a contractor who knows restoration, the process runs a lot more smoothly.

What types of listed buildings are there?

A national monument is designated by the State and is listed in the monument register of the Cultural Heritage Agency of the Netherlands (Rijksdienst voor het Cultureel Erfgoed). A municipal monument is designated by the municipality itself. In addition, a building can be in a protected townscape or village view. In that case it is not the building itself that is protected, but the streetscape.

You come across this a lot in West-Friesland. Hoorn and Enkhuizen have historic town centres with many listed buildings. If you live there, also see contractor in Hoorn or contractor in Enkhuizen.

• National monument: designated by the State
• Municipal monument: designated by the municipality
• Protected townscape: the streetscape counts
• Look up the status in the register or ask the municipality

Renovating a listed building: do you need a permit?

For a national monument, an environmental permit is usually required to demolish, disturb, move or alter the monument, including much interior work. Under the Environment and Planning Act (Omgevingswet) this is called a rijksmonumentenactiviteit. For municipal monuments, the rules are set out in the municipality's environment plan (omgevingsplan).

Ordinary maintenance, where you repair with the same materials and in the same form, is often permit-free. However, where maintenance ends and alteration begins is not always clear. So check in advance with the municipality or via the Omgevingsloket. General information can be found in permits for a renovation.

How do you approach renovating a listed building?

Start with a preliminary consultation with the municipality, ideally with a sketch or drawing. That way you learn early on what is and is not possible. For larger interventions, the municipality sometimes asks for a building history survey or a restoration plan.

Then comes the application, and only after the permit the work itself. Expect a longer lead time than for an ordinary renovation. A renovation or restoration is rarely decided overnight, and with a listed building that is even more true.

• Preliminary consultation with the municipality
• Drawings and, if needed, a building history survey
• Apply for the environmental permit via the Omgevingsloket
• Only start work once the permit has taken effect

Which materials do you use in a listed building?

With listed buildings, the aim is to preserve the original character. That often means repairing rather than replacing, and where replacement is needed: the same type of timber, profiles and details. A window frame is then reproduced to the old pattern instead of being replaced with uPVC.

Wood rot in old window frames and fascia boards is a common problem in listed buildings. How to recognise and repair it is explained in wood rot in window frames. Modern requirements such as insulation can often be incorporated, but they call for a tailored approach, for example insulating on the inside or thin insulating glass in the existing frames.

Which contractor should you choose for a listed building?

Choose a contractor with restoration experience who can also guide you through the permit process. We work on new build, renovation, maintenance, refurbishment and restoration, and can take care of the complete package if you wish: from drawings and permit to execution.

One dedicated project manager keeps the overview, from the first conversation to completion. With a listed building, where many parties are involved, that is no luxury. Read more under maintenance and restoration or refurbishment.

Frequently asked questions