Do you need a permit for a renovation?

Whether you need a permit for a renovation depends on what you are altering, where it is and what your council's environmental plan says. Renovating inside the house is often allowed without a permit. A roof extension, a roof terrace, an extension beyond the permit-free dimensions or work on a listed building usually does require an environmental permit (omgevingsvergunning). Since 1 January 2024 the Environment and Planning Act (Omgevingswet) has applied, and you apply via the Omgevingsloket. Always check in advance, because building without a permit can be costly.

What has changed with the Environment and Planning Act?

Since 1 January 2024 many rules on building, spatial planning and the environment have been combined in the Omgevingswet. The zoning plan is now called the environmental plan (omgevingsplan). You apply for an environmental permit via the Omgevingsloket, the national online portal, where you can also run a permit check.

An important difference: the assessment has been split. The technical building rules cover safety and health. The environmental plan covers location, size and appearance. A plan can meet one test and still need a permit for the other.

Which renovation work is permit free?

A lot of work inside the house is allowed without a permit, such as a new kitchen, a bathroom or moving non-load-bearing walls. A rear extension can also be permit free within certain dimensions. Read more in permit-free building and an extension without a permit.

Below are examples that are generally permit free, except for listed buildings and protected townscapes or village views. Permit free does not mean there are no rules. The work must still meet the technical building rules, and neighbour law still applies.

• Internal alterations without changing the structure
• New kitchen or bathroom within the existing space
• Replacing frames without changing the appearance
• Small extension in the rear garden area, within the limits

When do you need a permit for a renovation?

A permit is usually required if the appearance or size of the house changes considerably. Think of a roof extension, a roof terrace, a dormer at the front or a large extension. If you start using a garage or outbuilding as living space, the environmental plan may also require a permit.

For a listed building or in a protected townscape or village view, stricter rules apply. Permission is then often needed even for smaller changes. See renovating a listed building.

• Roof extension or extra storey, see roof extension permits
• Roof terrace on a flat roof
• Extension beyond the permit-free dimensions
• Change of use, for example a garage as living space
• Work on a national or municipal listed building

How long does an environmental permit take?

Under the regular procedure the council generally decides within eight weeks. That period may be extended once by six weeks. Complex plans follow the extended procedure, which takes about six months. A complete application with good drawings prevents delays.

On top of that, allow time for design, drawings and possibly structural calculations. That is why, for a renovation, we often start on the paperwork months before work begins.

Who handles the application and what do you need?

The application is in the owner's name, but the work can be handed over. If you wish, Bouwbedrijf R. Vlieland provides the complete package: from the drawings and permits to the building work. You keep one fixed point of contact throughout.

An application usually includes drawings of the existing and new situation, a site plan and sometimes structural details. If you are taking out a load-bearing wall, also read removing a load-bearing wall.

Frequently asked questions