When do you need to apply for a building permit?
Applying for a building permit is required whenever you erect, modify or extend a structure that does not fall under the permit-free scheme of the Environment and Planning Decree (Besluit bouwwerken leefomgeving, Bbl). Since 1 January 2024, the Omgevingswet governs this process: your municipality handles the request as an omgevingsvergunning (environmental permit) for building. Whether you need a permit depends on three factors: the location on your plot, the dimensions of the structure and the applicable zoning plan (omgevingsplan) of your municipality.
Unsure whether your project is permit-free? The national Bbl tiers allow up to 50% of the first 100 m² of the rear plot, 20% of 100–300 m² and 10% above that, up to a maximum of 150 m². Read the full permit-free tiers here. Building at the front facade, close to the plot boundary or larger than the tier allows? Then a permit is mandatory.
Step 1 — check your municipality's zoning plan
Before applying for a building permit, check whether your project fits within the omgevingsplan. The omgevingsplan is the successor of the bestemmingsplan and contains local building and usage rules. You can find it on ruimtelijkeplannen.nl or your municipality's website. Note: even within the permit-free limits, the municipality can set additional requirements — for example regarding colour, material or maximum building height in a protected townscape.
Living in a municipality with a historic centre, such as Haarlem or Maastricht? Additional aesthetic requirements often apply. Always check whether your property is in a protected townscape or near a monument — this can extend the procedure significantly.
Step 2 — gather the required documents
A complete permit application typically includes:
- Floor plans and elevations — scale drawings (1:100 or 1:50) with all dimensions and heights.
- Site plan — a cadastral map extract showing your plot and surrounding parcels.
- Construction description — materials, colours, structural method.
- Measured plot boundary — the distance from your planned structure to the boundary line. The PlotSense Perceelrapport includes a measurement map with these distances to the centimetre.
- Soil report — for larger structures or foundation investigations, the municipality may require a ground investigation.
Missing a document? The municipality can suspend your application until it is supplemented. Ensure your application is complete at submission — that saves weeks.
Step 3 — submit the application via the Omgevingsloket
You submit a building permit application digitally via the Omgevingsloket online — the government's official portal for all environmental permits. The steps are:
- Create an account or log in with DigiD.
- Select your municipality and the type of application (new build, extension, outbuilding).
- Upload the required documents and complete the project description.
- Pay the application fee — varies by municipality, typically between €50 and €400 for private building projects.
- You receive a confirmation with a case number.
Keep the case number safe — with it, you can track the status of your permit application at the municipality. PlotSense's Aanvraagstatus subscription does this automatically and alerts you whenever the status changes.
Step 4 — the municipality assesses your application
After submission, the municipality reviews the application in three areas:
- Building-technical requirements — structural safety, insulation, fire safety (Building Decree / Bbl).
- Zoning rules — does the project fit the omgevingsplan?
- Aesthetic quality — does the design meet the municipality's aesthetic criteria? Not every municipality has an aesthetic committee, but many do.
The municipality may raise objections — meaning the application cannot be approved immediately and you must provide additional information or a revised design. This happens frequently with extension permit applications, where the municipality may ask neighbours for their views.
How long does the process take?
The statutory decision period for a standard building permit is 8 weeks from the moment the application is complete. For extensive procedures — for projects with significant spatial impact — this can extend to 6 months. In practice, municipalities often overrun, especially in larger cities. Six to ten weeks is realistic, but with objections or appeals the process can take a year.
Is your project permit-free? Then you do not need a permit, but you must still meet the building-technical requirements of the Bbl. The PlotSense Bouwmogelijkhedenrapport calculates exactly how much you can build permit-free on your specific plot.
How much does a building permit cost?
The application fees vary by municipality. An indication for private building:
- Simple extension: €50–€250.
- Outbuilding or garage: €100–€350.
- Home renovation or new build: €250–€500 or more.
These amounts are indicative — the exact fees are in your municipality's fees bylaw (legesverordening). Additional costs often apply, such as architectural drawings (€250–€750), ground investigation (€300–€800) or aesthetic advice.
What if the municipality refuses the permit?
Is your permit application rejected? You receive a written decision stating the reason. You have 6 weeks to file an objection with the municipality. Filing an objection is free and does not require a lawyer. Clearly state in your objection letter why you disagree with the rejection and include any revised plans if applicable. If the municipality still rejects the objection, you can appeal to the administrative court.
Check your plot before applying
Before applying for a building permit, it is wise to know exactly what you can build on your plot. The PlotSense Perceelrapport includes your exact cadastral boundaries, areas and distances to the plot boundary — information you need for a complete application. The Bouwmogelijkhedenrapport additionally calculates your permit-free space based on your BAG and Kadaster data.