What is a construction drawing?
A construction drawing is much more than a sketch on paper. It is a precise, scale-accurate document that describes how a building looks and how it is to be built. For an environmental permit you need different drawings than for your contractor, and incomplete or incorrect drawings directly cause delays or rejection. This article explains which types exist, what they contain, which scales apply and when you need additional documents such as a structural calculation.
A construction drawing is a true-to-scale, dimensioned document describing what a building looks like and how it must be built. The set consists of a site plan (1:200 or 1:500), floor plans, facade elevations and cross-sections at 1:100, always in an existing and a new version for renovations. Permit drawings are for the municipality; working drawings contain the details for the contractor. Structural work, such as removing a load-bearing wall, additionally requires a structural calculation.
What types of construction drawings are there?
A building project involves several types of drawings, each with its own purpose. It helps to know them before you approach a drawing office.
Site plan The site plan shows your plot from above, with the position of the structure relative to the plot boundaries, the existing home and the public road. Municipalities request this drawing for almost every permit application. It is based on the Large-Scale Topography Base Register (BGT) and always includes a north arrow, a scale bar and the measurements of the distances to the plot boundaries. Standard scale: 1:200 or 1:500. The site plan also shows how much hard surfacing is being added to the plot, which is relevant for drainage and the environment plan.
Floor plans A floor plan is a horizontal cross-section of a building level, viewed from above at approximately 1 metre height. It shows the layout of spaces, the position of load-bearing and non-load-bearing walls, doors (including swing direction), windows and fixed elements such as a staircase. Dimensioning is mandatory: both the overall external dimensions of the building and the internal measurements of each space. For a renovation, two floor plans per affected level are usually required: the existing situation and the new situation. This allows the municipality to assess exactly what is changing. Standard scale: 1:100. Need more detail? Construction drawings go to 1:50.
Elevation drawings An elevation drawing shows the exterior of the building as a flat view, per facade side (front, rear, left and right). Which elevations you submit depends on the situation: for a rear extension, at minimum the front and rear elevations are relevant. Elevation drawings are crucial for the municipality's aesthetic review: does the design fit into the streetscape and does it meet the criteria of the municipality's aesthetic review policy? They also show the ridge height, roof pitches and material choices (roof tiles, cladding). Standard scale: 1:100. For existing and new situations, you provide both versions per elevation.
Sections A section cuts through the building vertically along a specific line indicated on the floor plan. It reveals the internal composition: floor-to-floor heights, the structure of the intermediate floor, the roof construction, insulation layers, and the relationship between storeys. Sections make clear how tall the structure will be (ground level to ridge), how the structural shell is built up, and where the thermal envelope runs. They are essential for checking compliance with the minimum clear height requirements of the Building Decree (Bbl) and for assessing the roof pitch. Typical scale: 1:100.
Detail drawings Detail drawings zoom in on specific junctions or structural points, such as the roof edge connection, a window frame junction, a lintel above an opening or the transition from floor to facade. They are primarily intended for the contractor and structural engineer. They are less common for permit applications, but for more complex projects or specific construction details municipalities may request them. Scales range from 1:20 to 1:5 or even 1:1 for critical junctions.
Existing and new situation For every renovation it must be clear what the starting situation is and what remains after the work. This means always providing two versions for floor plans, elevations and sections: the existing situation (how it is now, including elements to be demolished) and the new situation (how it will become, including new elements). Some drawing firms and municipalities use colour coding: existing to be retained in grey, demolition in red, new construction in yellow or black. This makes changes immediately legible.
Preliminary design, final design and construction drawing
A construction project typically goes through several design phases. It is useful to know which phase you are in and what you can expect from the drawings in that phase.
Preliminary design (VO) The preliminary design is the first concrete elaboration of your wishes. Floor plans and elevations are outlined at a general level: the main layout is correct, the dimensions are indicative and the feel of the design is clear. You use the preliminary design to consult with your drawing firm, to discuss changes and to make an initial estimate of feasibility. This is the moment to shift walls or change the roof direction - not after the structural engineer has already done their calculations.
Final design (DO) The final design is frozen in terms of its main layout. All spaces, dimensions and the structural principle are fixed. On the basis of the final design you request quotes from contractors. The drawings are more detailed than the preliminary design but not yet construction-ready: they show what is to be built, not how every detail is executed.
Permit drawings Permit drawings are generally based on the final design but are adapted to the submission requirements of the municipality. They are to scale at 1:100, include the mandatory dimensions and material indications, and are produced in the two versions (existing/new) that the municipality requires. Permit drawings are not the same as construction drawings.
Construction drawings (UO) A construction drawing is intended for the contractor and contains everything needed to actually build the structure: exact frame dimensions, structural connections, material specifications, installation positions and building details at a larger scale. A contractor who only receives the permit drawing is missing essential information and will have to make their own assumptions. This almost inevitably leads to deviations from the design or costly corrections on the building site. Always discuss at the time of commissioning exactly what you need: permit drawings only, or the full construction drawing set as well.
Want to know more about what a construction drawing costs? See Getting a construction drawing made.
Which drawings do you need for a building permit?
The Environment Act regulations (Article 7.17 et seq.) prescribe which documents you submit with an application for a technical building activity. The Omgevingsloket automatically provides a checklist based on your specific situation when you fill in your application. In practice, the following drawings are almost always needed for residential renovations:
- Site plan at a scale of 1:200 or 1:500, with plot boundaries, existing buildings and the extension to be built
- Floor plans of all storeys involved, existing and new situation, at a scale of 1:100
- Elevation drawings of at least the front facade and the facade being built on, existing and new situation, at a scale of 1:100
- Cross-section of the structure, at scale 1:100
All drawings must contain dimensions, show material indications and be prepared at a consistent scale. A scale that is correct but not stated anywhere on the drawing is already grounds for a correction request. Furthermore the scale must be consistent: submitting a floor plan at 1:100 together with an elevation at 1:200 gives contradictory dimensional impressions and leads to questions from the municipality.
Since the Environment Act came into force on 1 January 2024, two separate assessment moments can be distinguished: the environment plan activity (does it fit in the municipality's environment plan?) and the technical building activity (does it comply with the Building Decree (Bbl)?). Both activities can be applied for simultaneously via the Omgevingsloket. The drawings required per activity differ: for the environment plan activity the site plan and the facade elevations are most relevant; for the technical building activity the section drawing and structural data are also required.
Important: municipalities may request additional documents depending on the location (protected townscape, national monument or municipal monument) or the type of structure. Always submit a complete application. An incomplete application pauses the 8-week decision period until the missing documents are provided, and that delay is at your expense.
See also: Have a building permit drawing made.
Scale and dimensional accuracy: why it matters
Construction drawings are scale-fixed: a line of 1 centimetre on paper at scale 1:100 represents exactly 1 metre in reality. That may sound obvious, but it has direct practical consequences for both the permit application and the execution on the building site.
The most commonly used scales:
- 1:500 for a site plan of a larger plot or rural area
- 1:200 for the site plan of an average residential plot
- 1:100 for floor plans, elevations and sections for permit applications
- 1:50 for construction drawings where more detail is needed (for example small houses or complex layouts)
- 1:20 for detail drawings of connections or specific structural points
- 1:10 or 1:5 for critical details such as window frame connections or roof edge profiles
- 1:1 for individual profiles or specific fixing details
Municipalities impose requirements on scale. A drawing at 1:200 submitted as 1:100 creates incorrect dimensional impressions and leads to a correction request or rejection. Digital drawings are submitted as standard in PDF format via the Omgevingsloket. Make sure the PDF is not rotated or scaled down when saving: a DIN A1 drawing printed as A4 can no longer be read to scale. Some municipalities also accept DWG files alongside PDF for further processing in their own systems.
For the contractor, dimensional accuracy matters even more. If a wall is shown as 3.20 metres long on the drawing, it must also be built at 3.20 metres. Discrepancies between the drawing and reality lead to additional work, construction damage or disputes over responsibility. A professional drawing firm checks the dimensions internally before delivery.
The common scales per drawing type at a glance:
| Drawing type | Standard scale | What you see on it |
|---|---|---|
| Site plan | 1:500 or 1:1000 | Plot, building and distances to the boundary line |
| Floor plans | 1:100 (sometimes 1:50) | Layout, dimensions and functions per storey |
| Facade elevations | 1:100 (sometimes 1:50) | Appearance, materials and heights per facade |
| Sections | 1:100 (sometimes 1:50) | Storey heights and floor and roof build-up |
| Detail drawings | 1:5 to 1:20 | Connections and build-up of a specific building component |
File formats: PDF, DWG and what the municipality accepts
Construction drawings are almost always delivered digitally. Yet there are differences between the formats and their applications.
PDF (Portable Document Format) The standard format for submission via the Omgevingsloket. PDF is platform-independent, the layout stays intact regardless of what software the recipient uses, and the format is secure (not easy to alter without leaving visible traces). Note: a PDF is scale-locked to the format in which it was created (e.g. A1 or A0). If the municipality prints the file on A4, the scale is no longer correct. Good drawing firms always include a scale bar on the drawing, so the scale can be visually verified regardless of the print format.
DWG (AutoCAD Drawing) The most widely used file format for CAD drawings (Computer Aided Design). DWG stores the drawing as vector data, including editable layers, dimensions and annotations. Contractors and structural engineers generally prefer to work with DWG or DXF (an open variant) so they can integrate the drawing into their own software. Not all municipalities accept DWG for the permit application, but for the construction phase DWG is the standard.
IFC (Industry Foundation Classes) For larger construction projects, drawing firms and architects are increasingly working with BIM (Building Information Modelling). From a BIM model you generate all drawings, but you also export an IFC file: an open standard that contains the building model including materials, dimensions and spaces. For private renovations IFC is not yet a requirement, but its use is growing in larger housing development projects.
Practical tip Always ask when placing an order what formats the drawing firm delivers. PDF for the permit is standard; DWG or DXF is needed if you want to work further with the contractor or a structural engineer. A drawing firm that only delivers PDF may mean an extra step if you need construction drawings later.
2D drawing or 3D visualisation: what is the difference?
Two documents that are often requested alongside construction drawings or confused with them are the 3D visualisation and the structural calculation. They are both different in nature.
2D construction drawing A traditional construction drawing is two-dimensional: you look straight at a plane (from above for floor plans, from the side for elevations). All dimensions can be read directly from that drawing. That is also why municipalities and contractors prefer it: no interpretation needed, the dimensions are stated explicitly.
3D visualisation A 3D visualisation is a spatial image of your building plan: a render or a sketch model that shows what it will look like after the renovation. It is a communication tool for you as the client, for the aesthetic review committee or for the contractor to understand the end result. A 3D visualisation never replaces a construction drawing: you cannot read dimensions from it and municipalities do not accept it as a substitute for floor plans and elevations. A visually strong 3D render can help with the design review assessment as a supplement to the mandatory 2D drawings. Also see: 3D visualisation.
BIM and 3D modelling Modern CAD software (such as Revit, ArchiCAD or AutoCAD Architecture) generates 2D drawings from a 3D model. The model is the source; floor plans and sections are automatically generated cross-section views. This reduces errors caused by inconsistency: a wall thickness adjusted in the model appears correctly in all drawings automatically. For private renovations this approach is becoming increasingly common, even at smaller drawing firms.
When do you need a structural calculation?
A structural calculation is a mathematical proof that the load-bearing structure of the building is safe. A structural engineer calculates whether the foundation, beams, columns and floors can carry the loads in accordance with the standards from the Bbl and the NEN standards for structural safety (NEN-EN 1990 et seq., the Eurocodes).
The municipality can make a structural calculation mandatory for structures where structural safety must be demonstrably established. Situations in which you almost certainly need one:
- Removing a load-bearing wall: the wall carries a floor or roof load. That load must be transferred via a new beam. The structural engineer calculates the beam and the support points.
- Installing a dormer: the roof structure is broken through. For a larger dormer or a flat dormer with a supporting beam, a calculation is required.
- Extension or addition: the foundation must be able to bear the extra load of the new building section. Sometimes foundation repair or extension is needed.
- Trusses or spans: a large open space without intermediate columns (open plan) requires a steel structure or large timber trusses. The dimensions follow from the calculation.
- Roof addition or extra storey: additional weight on the existing structure always requires an assessment.
For permit-free small structures (e.g. a garden shed up to 10 m² or a carport), a structural calculation is generally not required, but you must still comply with the structural requirements of the Bbl. Responsibility then rests with you as the building owner.
A structural calculation is not part of a drawing practice's standard drawing work. It is a separate specialism carried out by a certified structural engineer. Tekenpunt works together with a KIWA-certified structural engineer. Also see: Structural calculation.
Brief summary:
- Construction drawing: scale-accurate representation of form, layout and dimensions
- 3D visualisation: spatial image for communication and visualisation
- Structural calculation: numerical proof of structural safety
These three complement each other. For an environmental permit, the construction drawing and (for structural interventions) the structural calculation are required; the 3D visualisation is optional but can assist with the aesthetic review assessment.
Frequently asked questions
Q01Can I make a construction drawing myself for the permit?
Technically speaking, there is no law requiring you to engage a drawing office. The municipality sets requirements for the drawing (scale, dimensions, content) but not for who makes it. In practice, however, self-made drawings are regularly rejected or returned with correction requests because they do not meet the submission requirements. A rejection round costs you weeks because the decision period is paused. A professional drawing significantly increases the chance of smooth approval.
Q02What is the difference between an existing situation and a new situation on a construction drawing?
For a renovation the municipality requires two versions of each drawing: the existing situation shows how the building looks now, the new situation shows how it will look after the renovation. Both versions are needed for floor plans, elevations and cross-sections, so that the municipality can assess what exactly is changing and whether that fits within the zoning plan and the aesthetic review requirements.
Q03Do I need a complete set of drawings for every renovation?
That depends on the type of intervention. For a small dormer at the rear, fewer drawings are generally needed than for a large extension or the removal of a load-bearing wall. The Omgevingsloket automatically indicates which documents are required for your specific situation when you submit the permit application. A drawing office can also advise you on which drawings are needed in your case.
Q04What happens if my construction drawings are incorrect or incomplete?
The municipality sends a correction request or declares the application inadmissible. In both cases the statutory decision period of 8 weeks is paused until you have supplied the correct documents. In the case of serious errors the application may be refused. On site: if your contractor builds on the basis of an incorrect or incomplete drawing, deviations lead to costly additional work and sometimes to questions of liability. Invest in correct drawings from the outset.
Q05What is the difference between a permit drawing and a construction drawing?
A permit drawing is intended for the municipality: more schematic, focused on demonstrating that the plan complies with the regulations. A construction drawing is intended for the contractor: more detailed, with exact frame dimensions, material specifications, structural connections, and building details. A contractor who only receives the permit drawing is missing information and will make their own assumptions. This leads to deviations or additional work. When commissioning, always clarify what you need: permit drawings, construction drawings, or both.
Q06What scale must a construction drawing be for a permit application?
The most commonly requested scale is 1:100 for floor plans, elevations and sections, and 1:200 or 1:500 for the site plan. A scale that is correct but not stated anywhere on the drawing is already grounds for a correction request. Always add a scale bar to the drawing, so that the scale is also visually verifiable when the PDF is printed on a different paper size.
Q07When do I need a structural calculation in addition to my construction drawing?
For structural interventions: removing a load-bearing wall, placing a dormer window with a support beam, an extension where the foundation is subjected to greater loads or creating a large span. The municipality may make the structural calculation mandatory as part of the application. A structural calculation is a separate specialism carried out by a certified structural engineer, not by the drawing firm itself.
Q08In which file format do I submit construction drawings to the municipality?
Via the Omgevingsloket you submit drawings as PDF. Make sure the PDF is saved at the correct paper size (e.g. A1) and has not been automatically scaled down to A4, because the scale will no longer be correct. Some municipalities also accept DWG files, but PDF is the standard. For the contractor and structural engineer you generally need DWG or DXF. When commissioning, ask which formats the drawing firm delivers.
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