What is permit-free building?
In the Netherlands you can carry out a range of construction works without an environmental permit. The rules are set out in the Besluit bouwwerken leefomgeving (Bbl), which in 2024 replaced the old rules from the Building Decree and the Spatial Planning Act. The key question is always: does your construction fall within the national standards, and are there no deviating rules in the municipal environmental plan?
The scale: how much can you build?
The maximum area for permit-free outbuildings and extensions in the rear yard is calculated on the basis of the rear yard area (art. 22.36 Bbl). The scale works as follows:
- 50% of the first 100 m² of rear yard area → maximum 50 m²
- 20% of 100–300 m² of rear yard area → maximum 40 m² extra
- 10% above 300 m² → maximum 10 m² extra per 100 m²
- Absolute maximum: 150 m² for all outbuildings and extensions combined
The rear yard area is roughly the part of your plot behind the front building line — not the total plot. Existing outbuildings count towards the calculation.
Which structures are permit-free?
Rear extension
A rear extension is permit-free if:
- The depth is at most 4 metres (measured from the original rear façade)
- The height is at most 4 metres
- The distance to the plot boundary is at least 1 metre
- The extension does not extend beyond the rear yard
Freestanding outbuilding (garage, garden shed)
Permit-free if built in the rear yard area and meeting:
- Eave height at most 3 metres
- Roof pitch no more than 55 degrees
- Area within the scale (see above)
Dormer
On the rear or side roof, a dormer is permit-free provided:
- Not placed on the front roof
- At least 0.5 metres from the side of the roof
- At most 1 metre high (including surround)
What is never permit-free?
- An extension on the front or street-facing façade
- A basement or below-ground construction
- Structures taller than 5 metres in the rear yard
- Extensions in a protected townscape (always requires a permit)
Variations per municipality
The national standards are the baseline, but municipalities can set stricter rules in their environmental plan. Examples:
- Amsterdam and Rotterdam have stricter roof-form requirements in certain neighbourhoods
- Historic inner-city areas often fall under a protected townscape
- Some new-build neighbourhoods have a maximum dormer height of 0.75 metres
Always check your municipality's environmental plan via the Omgevingsloket (omgevingswet.overheid.nl) or ask the municipality directly.
How do I calculate my build possibilities?
The PlotSense Build Options Report calculates the scale exactly for your address: plot area, rear yard portion, existing buildings and the resulting maximum permit-free build area — based on official Kadaster and BAG data. Including a summary of the zoning plan and setback distances.
Address lookup is free. The full report is available for €65.