Flat roof (standard)
Flat-roofed dormer, straight and clean. At the rear usually permit-free and the quickest to arrange.
- PermitUsually exempt
- Extra space2-5 m²
- Lead time4 wk
From
€595
Dormer drawings across the Netherlands
More light, headroom and an extra bedroom or study in the attic. A rear dormer is often permit-free. We produce the permit-ready drawing from €595, ready in 4 weeks, 90% approved by the aesthetic review first time.
€595
Starting price
Permit-ready drawing
0€
Permit
Often permit-free at the rear
4wk
Delivery time
Express in 1-2 weeks
90%
Aesthetic review
Approved in one go
What is a dormer?
A dormer is a projection in the sloping roof that adds extra headroom and light in the attic without adding a full storey. At the rear, a dormer is often permit-exempt. Tekenpunt produces the permit-ready drawing from €595, ready within 4 weeks (express 1-2 weeks).
A dormer is an extension in the sloped roof that adds headroom and light, without a full extra storey (that is a roof extension). These are the components we draw.
1
2
3
4
5
6
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1
Front facade with frame
The window plane moved forward. Determines how much light and view you get. Custom width and layout.
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2
Side panels
The sides of the dormer. Finished in zinc, timber or Trespa, matching the property.
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3
Roof plane connection
The junction with the existing pitched roof. Here, the waterproofing and lead flashing are crucial.
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4
Distance to roof edges
Permit-free requires at least 0.5 m from the ridge, gutter and sides. We check this directly in the drawing.
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5
Structure / load-bearing beams
The dormer rests on the existing rafters or a trimmer beam. For larger dormers a lightweight calculation applies.
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6
Flat or pitched roof
Permit-free with a flat covering; with a permit a pitched or arched roof is also possible.
Do you need a building permit?
Four questions, about 30 seconds. No obligation.
1
On which roof slope will the dormer be placed?
2
Is your property a (national) listed building?
3
What type of roof do you have?
4
How wide do you want the dormer?
✓ Good news: probably permit-free
A dormer at the rear of a non-listed building is usually permit-free. We produce the drawing that complies with the rules. From €595. Request a no-obligation quote for your specific situation.
Calculate your dormer price
Indicative calculator. The drawing is a fixed price; the construction you commission separately through a contractor.
Your situation
What you pay with us
- Construction drawing dormer€595
- Selected add-ons€0
Total Tekenpunt (excl. VAT)
€595
Request a quote for this price →
The build itself is then handled by a contractor (not by us):
Construction costs dormer± €9.000
* 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.
Which dormer suits your home?
From permit-free and sleek to a handsome roofed structure with permit. We advise on what is allowed and what looks great.
Pitched or vaulted roof
A pitch that follows the roof shape. More elegant and in keeping with pre-war homes. Requires a permit and aesthetic review.
- PermitRequired
- Aesthetic reviewReview
- Lead time8 wk
From
€795
Full width
A wide dormer spanning (almost) the full width of the home. Maximum light and space; often a permit is required due to the width.
- PermitUsually
- Extra space6-9 m²
- Lead time8 wk
From
€895
Dormer vs alternatives
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.
Dormer
- Cheapest: from €595
- Often permit-free (rear)
- 2-9 m² extra main space
- Drawing in 4 weeks
- Not a full storey
Roof extension
- Design from €1,495
- Permit always required
- 20-50 m² full additional floor
- 8-week permit
- Increases the property value
Ridge raising
- Design from €1,195
- Building permit required
- 10-20 m² extra living space
- 6-week turnaround
- Retains roof shape
What is permitted where?
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.
Site plan
Variant
Permit
From
Aesthetic review
Rear side, not listed
Flat
Free
€595
N/A
Front, ordinary neighbourhood
Flat / pitched
8 wk
€795
Smooth
Protected townscape
Pitched roof
8 wk
€895
Strict
Listed building / historic
Custom work
10-14 wks
€995
Very strict
Full width, ordinary neighbourhood
Full width
8 wk
€895
Smooth
Example project: wide dormer
CASE · UTRECHT · 05.2026
Dormer rear side 1930s house
Example project · rear roof slope · permit-free · extra bedroom
+5 m² space
0 permit
€595 our design
4 wk drawing
FOR
SKETCH
3D
NA
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 extra headroom, a bright bedroom and no permit procedure. Drawing in 4 weeks, installation in one day by the contractor.
Permit-free, financing & insulation
A dormer is a relatively small intervention with great impact. What you still need to know.
Permit-free?
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 2026Include insulation
When 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 sectionRenovation mortgage
A 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 2026FAQ about dormers
Q01Do I need a building permit for a dormer?
Often 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.
Q02What does a dormer drawing cost?
A permit-ready dormer drawing costs from €595. The construction itself (by a dormer builder) typically ranges between €6,000 and €15,000, depending on width, material and finish.
Q03How large can a dormer be?
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.
Q04Flat roof or pitched roof?
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.
Q05How long does it take?
We deliver the drawing within 4 weeks (express 1-2 weeks). If a permit is required, allow for an 8-week municipal decision period. The installation itself usually takes only 1-2 days.
Q06Do you work across the Netherlands?
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.
§11 Plan your dormer
Start your dormer today
A fixed-price quote within 1 working day. Free check whether your dormer is permit-free. No obligation.