An extra storey on your home. Setback, full-width or with a roof terrace. 220+ roof extensions completed across the Netherlands, with in-depth knowledge of each municipality's aesthetic requirements. Fixed price upfront, 90% approved first time.
A roof extension is a complete additional living level on top of your existing home, available as a setback, full-width or with roof terrace variant. The design including permit set starts from €1,495. The statutory permit period is 8 weeks under the Environment and Planning Act. At Tekenpunt 90% pass the aesthetic review at the first attempt.
Not the same as a dormer (window projection only) or ridge raising (ridge point only). Below are the six components we draw.
500 mm setback from the front facade. Required in protected townscapes and many historic centres.
Maximum 30° in areas with strict aesthetic review. Flat roof often possible in post-war districts.
Steel beams or prefabricated walls. KIWA calculation required.
Reinforcement of foundations and load-bearing walls may be required. We assess this in advance.
Minimum Rc 6.3 m²K/W (new-build level). We design directly in compliance with the Bbl.
Position and gradient of the staircase must comply with escape route standards. Often within the existing stair cupboard.
Four questions, about 30 seconds. No obligation.
Flat roof in a post-war neighbourhood with flexible aesthetic requirements and 25-35 m² ambition. Expect 8 weeks for the permit, 90% chance of first-time approval. Design from €1,495. Request a no-obligation quote for your specific situation.
Indicative calculator based on averages. For an exact amount, request a quote.
* We handle design, permit and structural calculation. Construction is carried out separately by a contractor; that amount is purely an estimate. Request a quote for the exact drawing costs.
Not every option is permitted everywhere. The strictness of the aesthetic review in your neighbourhood largely determines which option is available.
The additional storey is set back 500 mm from the front facade. Barely visible from street level, as required by aesthetic review in a protected townscape.
Roof extension across the full width of the home, directly above the existing facade. Maximum additional space for those the rules permit it.
Setback where the recessed space becomes private outdoor space. Combines living and outdoor on one floor.
A roof extension is not always the best choice. Here is how it compares to a dormer and ridge raising.
Every municipality has its own aesthetic policy. Below is a worked example per area type; for your municipality, wherever in the Netherlands, we check the local requirements in advance.
Example project · listed townscape · 3rd residential storey on existing three-storey building
Challenge: A family wanted a third bedroom for their newborn second child. Their 19th-century home had space on the flat roof, but the building lies within a protected townscape. The aesthetic review only permits a set-back addition, and achieving a structural connection to the 130-year-old building was a puzzle.
Our approach: Preliminary consultation with the aesthetic review committee showed that a 500 mm setback is acceptable. Our KIWA-certified structural engineer designed a steel structure that distributes the additional load across the existing load-bearing front facade without foundation reinforcement. The 3D design showed the visual impact from the street, and the aesthetic review was approved in one round.
Result: 28 m² of net additional living space. Permit within 7 weeks. Build time 8 weeks. Final costs exactly as quoted. The family now has an extra bedroom plus a spacious home office with a roof light.
A roof extension can be beneficial for your energy label and your mortgage capacity. What you need to know.
Up to 106% of the post-renovation market value. With a roof extension, your property value can increase significantly, depending on location, execution and market conditions.
SOURCE · NHG.NL / RABOBANK 2026Good insulation in the new storey lowers the overall average for the home. Many projects move from label C/D to A/B.
REQUIRED · Rc ≥ 6.3 · BblFor a heat pump and insulation as part of your renovation, ISDE subsidy may be available: a heat pump quickly yields €1.500 to €2.500, insulation is reimbursed per m². Current amounts via RVO.
RVO · ISDE 2026 / UNTIL 31-12-2026Design + permit: €1,495 (relaxed aesthetic review) to €2,295 (listed building or protected townscape). Average construction costs €55,000-€70,000 for a 28 m² roof extension. We can introduce 2-3 contractors for quotes.
No. The zoning plan and aesthetic policy determine whether a roof extension is permitted. In a protected townscape a setback is often the only option; in post-war neighbourhoods full-width extensions are usually allowed. We offer a free aesthetic review check.
The statutory period is 8 weeks (standard procedure, Environment and Planning Act). In strict aesthetic review areas within a protected townscape 10-14 weeks due to heritage advice. For a listed national monument up to 26 weeks. 90% of our submissions are approved first time.
Yes, for every roof extension. An extra storey means additional load on foundations, load-bearing walls and any floor beams. Our KIWA-certified structural engineer produces the calculation in accordance with NEN-EN 1990, required with the permit application.
With us that happens in fewer than 10% of cases, usually because a deviation from the aesthetic policy is requested. We guide you through the objection process free of charge, or submit a revised design.
Not legally required, but wise. Neighbours can object to your permit application (submit a view). We always recommend consulting them in advance, and can help draft a neighbour consultation note.
A roof extension generally increases the property value, depending on the extra m², the finish and the location. We include a calculation per situation in the quote.
A fixed-price quote with schedule within 1 working day. Free site visit for surveying and aesthetic review check. No obligation.