Demolition notification or demolition permit: what you need and how to apply
If you're demolishing (part of) a building, the first question isn't 'which permit', but 'notification or permit'. For most demolition work, a demolition notification to the municipality is sufficient; a genuine demolition permit mainly applies to a listed building/monument or a protected townscape. Below you can read when each route applies, how asbestos affects matters, and which drawings belong in a demolition or renovation file.
For most demolition work, a demolition notification to the municipality is sufficient: required above a certain amount of demolition waste or when asbestos is involved, and generally to be submitted at least four weeks in advance. A demolition permit mainly applies to a listed building/monument, a protected townscape, or when the environmental plan requires it. If asbestos is present, a certified survey is mandatory first. Always do the permit check on the Omgevingsloket. Tekenpunt provides the drawings and, where the structure changes, the structural calculation; a specialised company carries out the demolition and asbestos removal.
Notification or permit: the core
Under the Omgevingswet, demolition is in most cases subject to notification, not subject to a permit.
Demolition notification (the most common) You submit a demolition notification to the municipality when you exceed a certain amount of demolition waste or when asbestos is released. You arrange the notification via the Omgevingsloket. Based on the notification, the municipality can set conditions for the work, for example on waste separation and safety.
Demolition permit (building permit for a demolition activity) A permit for the demolition itself is needed in special situations: for a listed building/monument, in a protected townscape, or when your municipality's environmental plan explicitly requires it. In those cases, the municipality weighs what the demolition means for the protected character of the property or the surroundings.
Always check first Whether your demolition is subject to a notification or a permit depends on the scope, the presence of asbestos, and the status of the property and its surroundings. So do the permit check on the Omgevingsloket first.
When is a demolition notification needed?
A demolition notification usually applies in two situations.
Above the threshold for demolition waste If more than a certain amount of demolition waste is released, the notification requirement applies. The exact threshold is set out in the Bbl (Buildings and Structures (Living Environment) Decree); for an average renovation where you remove walls or an extension, that limit is reached fairly quickly.
With asbestos If asbestos is released, the notification requirement almost always applies, regardless of the amount of demolition waste. Asbestos also requires extra steps (see below).
Timeframe As a rule, you submit a demolition notification at least four weeks before the start of the work. A shorter timeframe may apply for small, asbestos-related private jobs. So plan the notification well before the demolition contractor or builder starts; you can see the exact timeframe for your situation on the Omgevingsloket.
When is a demolition permit needed?
A building permit for the demolition activity is needed when more is at stake than simply removing construction waste.
Listed building For a national or municipal listed building/monument, (partial) demolition is subject to a permit. The municipality or the national government assesses whether and how demolition may take place without harming the heritage value.
Protected townscape In a protected townscape, demolishing a property or facade may be subject to a permit to protect the historical streetscape.
Rules in the environmental plan Some municipalities have prescribed a demolition permit in the environmental plan for certain areas or buildings. Here too, the permit check on the Omgevingsloket gives a definitive answer per address.
Asbestos: a separate, mandatory step
If you suspect asbestos - which is often the case in properties built before the turn of the century - an asbestos survey by a certified survey agency is needed first. That agency maps out whether and where asbestos is present.
Removal by a certified company If asbestos is found, it's removed by a certified asbestos removal company, which notifies the removal separately. Only after that can the regular demolition proceed.
Why this matters The asbestos survey is part of the demolition notification. Without a survey you can't submit a complete notification and the demolition may not begin. So factor this step into your planning early.
Demolition as part of a renovation
Demolition is often not a goal in itself, but a step in a renovation: removing a load-bearing wall, removing an extension, or replacing a roof.
Internal demolition and the load-bearing structure If you (partially) remove a load-bearing wall, a steel beam takes over the load. Alongside the demolition notification, you then need a structural calculation and a structural drawing showing how the structure remains standing after the intervention.
Demolition and new construction in one file If you demolish in order to rebuild something new, the demolition notification and the permit for the construction part run alongside each other. The drawings of the existing and the new situation belong with both.
What Tekenpunt helps with Tekenpunt provides the construction drawings of the existing and new situation and - where the structure changes - the structural calculation with structural drawing. This gives you a complete file for the municipality and the contractor. The actual demolition, the asbestos survey and the asbestos removal are carried out by a specialised demolition or asbestos company.
Step by step: from demolition plan to execution
Step 1: permit check Do the permit check on the Omgevingsloket. You'll see whether you need to submit a demolition notification, need a permit, or both.
Step 2: identify asbestos For an older property, you have an asbestos survey carried out by a certified agency. The outcome belongs with the notification.
Step 3: have the drawings made If you're demolishing as part of a renovation, Tekenpunt provides the drawings of the existing and new situation and - for an intervention in the load-bearing structure - the structural calculation.
Step 4: submit the notification or permit application Submit the demolition notification at least four weeks before the start, or apply for the demolition permit if your property or area requires it. Tekenpunt can provide the construction and permit file for the building part.
Step 5: execution A certified company removes the asbestos first; then the regular demolition and further renovation follow.
Frequently asked questions
Q01Do I need a demolition notification or a demolition permit?
For most demolition work, a demolition notification to the municipality is sufficient: this is required above a certain amount of demolition waste or when asbestos is released. A genuine demolition permit mainly applies to a listed building/monument, a protected townscape, or when the environmental plan requires it. The permit check on the Omgevingsloket gives a definitive answer per address.
Q02How far in advance do I need to submit a demolition notification?
As a rule, at least four weeks before the demolition starts. A shorter timeframe may apply for small, asbestos-related private jobs. So plan the notification well before the demolition contractor or builder starts; you can see the exact timeframe for your situation on the Omgevingsloket.
Q03What do I need to do about asbestos?
If you suspect asbestos, an asbestos survey by a certified agency is mandatory first. If asbestos is found, a certified asbestos removal company removes it, after which the regular demolition can proceed. The survey is part of the demolition notification and so needs to be planned in early.
Q04Do I need a permit to demolish an interior wall?
Usually not for the demolition itself, but watch out for the load-bearing structure: if you (partially) remove a load-bearing wall, you'll need a structural calculation and structural drawing, plus often a demolition notification because of the amount of demolition waste. For a listed building or protected townscape, a permit may be needed. Do the permit check and involve a structural engineer if the wall is load-bearing.
Q05Can Tekenpunt carry out the demolition and asbestos removal?
The actual demolition, the asbestos survey and the asbestos removal are carried out by a specialised demolition or asbestos company. Tekenpunt provides the construction drawings of the existing and new situation and - where the structure changes - the structural calculation with structural drawing, so your file is complete.
Q06Do I also need to think about the structure with a demolition?
Yes, as soon as you're altering load-bearing parts. If you remove a load-bearing wall or part of the structure, a steel beam, for example, takes over the load. Our KIWA-certified structural engineer produces the structural calculation and structural drawing that show the house remains safely standing after the intervention.
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