More light, headroom and an extra bedroom or office in the attic. A rear dormer is often even exempt from a permit. We make the permit-ready drawing from €379 incl. VAT, 90% clears aesthetics review first time. We plan delivery by arrangement.
A dormer is an addition to a sloped roof that adds extra headroom and light in the attic without adding a whole storey. At the rear, a dormer is often exempt from a permit. Tekenpunt makes the permit-ready drawing from €379 incl. VAT. We plan delivery by arrangement (rush available for a surcharge). You follow your whole application live in your own online file, from quote to delivery.
The window plane moved forward. Determines how much light and view you get. Custom width and layout.
The sides of the dormer. Finished in zinc, timber or Trespa, matching the property.
The junction with the existing pitched roof. Here, the waterproofing and lead flashing are crucial.
Permit-free requires at least 0.5 m from the ridge, gutter and sides. We check this directly in the drawing.
The dormer rests on the existing rafters or a trimmer beam. For larger dormers a lightweight calculation applies.
Permit-free with a flat covering; with a permit a pitched or arched roof is also possible.
Four questions, about 30 seconds. No obligation.
A rear dormer on a non-listed building is usually exempt from a permit. We make the drawing that meets the rules. From €379 incl. VAT. Request a free quote for your exact situation.
Indicative calculator. The drawing is a fixed price; the construction you commission separately through a contractor.
Lines excl. VAT
* We handle the design and (if required) the permit. You arrange the construction separately with a dormer builder; that amount is an indication. Request a quote for the exact drawing costs.
Amounts shown are incl. VAT (consumer price); the amount below the total is the amount without VAT. Your personal quote always shows the exact total price.Amounts shown are excl. VAT; the amount below the total is the amount incl. VAT (consumer price). Your personal quote always shows the exact total price.
Everything for your permit
Total €726.45 excl. VAT
Every package includes the drawing. Add structural calculation or the full permit route.
Not included
Not included
Not included
From permit-free and sleek to a handsome roofed structure with permit. We advise on what is allowed and what looks great.
Flat-roofed dormer, straight and clean. At the rear usually permit-free and the quickest to arrange.
A pitch that follows the roof shape. More elegant and in keeping with pre-war homes. Requires a permit and aesthetic review.
A wide dormer spanning (almost) the full width of the home. Maximum light and space; often a permit is required due to the width.
A dormer is the quickest, most affordable way to make an attic usable. This is how it compares to a roof extension and a ridge raising.
The permit-free rules are the same nationwide, but for a dormer that requires a permit the aesthetic review differs per municipality. A few typical situations.
Example project · rear roof slope · permit-free · extra bedroom
Challenge: A family in Utrecht wanted to convert the attic into a full bedroom, but the sloped roof left barely any headroom. A dormer at the rear was the solution, but they did not know whether a permit was required.
Our approach: We assessed the design against the permit-free rules: rear roof slope, flat-topped, well within the distances to the roof edges. No permit required. We delivered a complete, dimensionally accurate drawing that the dormer builder could use immediately.
Result: 5 m² of extra headroom, a light bedroom and no permit process. Drawing planned by arrangement; installed in one day by the contractor.
A dormer is a relatively small intervention with great impact. What you still need to know.
Rear, not a listed building, flat roof, at least 0.5 m from the roof edges and at most 1.75 m high: usually permit-free. We verify this in the drawing.
SOURCE · BBL / ENVIRONMENT ACT 2026When fitting a dormer you can insulate both the dormer and the surrounding roof slope thoroughly. More comfortable and beneficial for your energy label.
ADVICE · Rc ≥ 6.3 new sectionA dormer often increases property value and can be co-financed through a renovation mortgage (up to 106% of the value after renovation).
BRON · NHG.NL 2026Often not. A dormer on the rear roof slope is usually permit-exempt if it meets the rules: a minimum of 0.5 m from the roof edges, no higher than 1.75 m and with a flat roof covering. At the front or with a listed building, a building permit is always required. We check this for free.
A permit-ready dormer drawing costs from €379 incl. VAT. Construction itself (by a dormer builder) is usually between €6,000 and €15,000, depending on width, material and finish.
Permit-free limits apply: at least 0.5 m from the roof edges, a maximum height of 1.75 m and a minimum distance of 0.5 m from the eaves. If you want larger or at the front, a permit is required and we draw to your specifications.
Without a permit, a dormer must have a flat roof. With a permit, a pitched or arched roof is also possible, often more attractive and in keeping with the property. We advise what is allowed and looks best in your situation.
We plan quickly and by arrangement; rush is available for a surcharge. If a permit is needed, allow for an 8-week municipal decision period. Installation itself usually only takes 1-2 days.
Yes. We draw dormers across the Netherlands. We work remotely; if a permit is required, we submit it to your municipality. We know or check the aesthetic policy for every municipality.
No, that is a separate service. The price above is for the design and the permit-ready drawing itself. Submitting the application via the Omgevingsloket and handling any follow-up questions from the municipality fall under the environmental permit service, which you can add separately (see the prices above). If you choose that service, we take care of the complete submission and municipal communication for you.
A permit-ready drawing includes the existing and new situation, elevations, one or more cross-sections and detail drawings where needed. You receive the drawing as a PDF by default; an editable DWG file is available on request. We do a free aesthetic-policy check beforehand.
Yes. Tekenpunt has been based in Amsterdam (KvK-registered) since it was founded in 2016 and works nationwide, so also in Amsterdam and the surrounding municipalities. We do the drawing work remotely; if a permit is needed, we submit it digitally to your municipality, including knowledge of the local aesthetic policy.
For the fixed price you get a permit-ready drawing from a drawing firm with our own structural engineer. We deliberately don't give a hard turnaround guarantee, because we don't want to promise what we can't always deliver; we do offer a standard and a rush option (see the prices above). A cheaper, generic drawing that gets rejected usually costs you more time and money in the end.
Yes. At Tekenpunt the structural calculation is a separate service, carried out by our own structural engineer (see the prices above). You can order it separately or combine it with the building drawing, for example when a load-bearing wall disappears or there's a larger span.
For the permit or the permit check: a site plan, the attic floor plan, the elevations and a section, in the existing and the new situation. For a wide dormer or an intervention in the roof structure a structural calculation is added. Even if the dormer is permit-free, an accurate drawing helps your dormer builder.
At the front, on a side facing the public road, for a monument or in a protected townscape you almost always need an environmental permit. On the rear roof slope a dormer is often permit-free if it meets the rules of the Bbl. We check it for your address free of charge.
76 clients rated their dormer project with an average of 4.9 out of 5 stars. A few of their comments:
We wanted to build a dormer in Dordrecht. Tekenpunt guided us well from start to finish, and we could get straight to work with the contractor.
DormerAfter some searching we ended up at Tekenpunt for our dormer. What a relief! They know the rules in Breda well. The whole process, from first sketch to approved permit, went smoothly. Our contractor was also full of praise for the quality of the drawings.
DormerVery happy with the input. The structural calculation for the dormer was very thorough. No hassle with the municipality of Utrecht.
DormerTekenpunt drew up our dormer perfectly. Thank you!
DormerA fixed-price quote as soon as possible. Free check whether your dormer is permit-free. No obligation.