Splitting a home into units

Which permit do you need for property division?

Property division is almost always subject to a permit requirement. In most cases there are multiple permit layers that must be gone through simultaneously or consecutively.

Environmental permit (building activity and change of use). With a property division you change the use function from one home to multiple independent dwelling units. That is a change of use within the meaning of the Environment Act and the Bbl. At the same time, structural modifications are almost always required, such as an additional entrance, fire-resistant partitions or new installations. You apply for the environmental permit via the Omgevingsloket.

Municipal property division permit or withdrawal permit. This is the part that varies most between municipalities. Many municipalities, particularly in urban areas, have additional rules to protect the housing stock. A withdrawal permit is required when you remove an independent dwelling from the housing market, merge it, or divide it. A property division permit is specifically intended for splitting dwellings. Some municipalities combine this in a housing ordinance; other municipalities do not have this permit or have incorporated the requirements into the environment plan. Always check the policy of the specific municipality before submitting an application. In tight housing markets the requirements are stricter and quotas apply.

Environment plan. The environment plan (formerly the zoning plan) determines how many dwellings are permitted on a plot and which functions are authorised. If the plan only permits one dwelling, an amendment to the environment plan is required or a permit to deviate from the plan. So always check the environment plan first to see what has been established for your plot.

Summary: count on at least an environmental permit. In most cities and large municipalities also on a property division or withdrawal permit. Always check the specific policy of the municipality before you start a process.

Bbl requirements per self-contained residential unit

The Bbl sets requirements for every independent dwelling unit. When dividing, you must ensure that each new unit independently meets the statutory minimum requirements. These are the most important technical points to consider.

Own facilities. Each self-contained residential unit has its own toilet, its own bath or shower, and its own cooking facilities. Shared facilities are not permitted for self-contained residential units. This often means you need to install new pipes, drainage, and connections.

Sound insulation between units. The dividing wall and the dividing floor between the two residential units must meet the sound insulation standards of the Bbl. This is one of the most costly and constructionally complex requirements in a property division, especially in existing buildings where the current floor and wall construction is often insufficient. A structural calculation and sometimes an acoustic report are required to demonstrate compliance with the standard.

Fire compartmentalisation. Each residential unit forms a separate fire compartment. The partition between the units - the walls and the floor - must be fire-resistant (generally WBDBO of at least 30 or 60 minutes depending on the situation). Penetrations of pipes and installations through the dividing floor or wall must be fire-sealed. This requires specific materials and careful execution.

Escape routes. Each unit has its own safe escape route. In practice this means each unit has its own entrance door at ground level, or a fire escape staircase that leads directly outside without passing through another residential unit. In upper-unit-lower-unit configurations, the upper unit is provided with an escape route via a fire escape staircase or emergency exit that does not pass through the ground-floor unit.

Natural light and ventilation. Every habitable room in every unit must meet the natural light standards and ventilation standards of the Bbl. When dividing an existing dwelling this may mean that you need to add extra windows or that existing spaces may not be used as habitable rooms.

Building interventions you will almost always need: an additional exterior door and entrance for the second unit, a fire-resistant partition wall or floor including finishing, additional meter cabinet(s), separate electrical circuits per unit and separate connections for gas and water.

The process: from plan to permit

A property division goes through multiple steps. Below you can read how the process looks in practice.

Step 1: Check the environment plan and municipal policy. Check in the environment plan whether the plot is suitable for multiple residential units. Ask the municipality whether a division or withdrawal permit is required and what criteria apply. This varies considerably by municipality and by neighbourhood.

Step 2: Have construction drawings made. An environmental permit application requires drawings of the existing situation and the new situation, with a clear representation of the separations, escape routes, fire compartments and facilities per unit. Tekenpunt produces these drawings and technically records the Bbl requirements in the design.

Step 3: Request a structural calculation. For a fire-resistant floor, new load-bearing structures or breakthroughs a structural calculation is mandatory. Tekenpunt has a KIWA-certified structural engineer in-house who produces this.

Step 4: Submit the environmental permit via the Omgevingsloket. The municipality assesses whether the building plan complies with the Bbl and the environment plan. Tekenpunt can submit the application on your behalf and monitor progress.

Step 5: Apply for the property division permit or withdrawal permit if required. This sometimes runs in parallel and sometimes separately from the environmental permit, depending on the municipality. Check the local rules here as well.

Step 6: Notarial apartment division (if desired). If you also want to split the units in terms of ownership (apartment rights), a notarial deed is required after the permit(s) are issued. This is a separate step outside the construction process.

Local differences: why the municipality is so important

The rules for property division depend heavily on the municipality where the building is located. This is perhaps the most important point to research thoroughly in advance.

Housing ordinance and property division quotas. Municipalities with a tight housing market, such as Amsterdam, Rotterdam, Utrecht and The Hague, apply strict policy rules for property division. They want to prevent large family homes from being converted en masse into smaller rental units, which would reduce availability for families. In such municipalities, quotas apply per neighbourhood or street, minimum floor areas per unit and sometimes income requirements.

Housing quality requirements on top of the Bbl. Some municipalities set requirements for the minimum living area per unit that are stricter than the Bbl. Think of a minimum of 50 or 60 m² per independent dwelling, while the Bbl sets no hard lower limit on the total living area.

Urban planning assessment. The additional entrance you need for the second unit is visible on the facade. Some municipalities or neighbourhoods with aesthetic review requirements impose conditions on the design of that extra door or the treatment of the facade. The aesthetic review committee can advise on this.

Municipalities without a property division policy. In smaller municipalities or rural areas such restrictions often do not exist. There an environmental permit is the only hurdle. But even then the Bbl requirements apply in full.

The advice: always start with an environment check at the municipality before having drawings made or engaging a contractor. Tekenpunt can help you with this or refer you to the appropriate municipal counter.

Beware of a persistent misunderstanding: a national '15-year rule' for property splitting does not exist. Splitting is regulated per municipality via the Housing Ordinance and the terms in it differ. In The Hague, for example, after a permit for a roof extension you may not structurally split your home for ten years, and Amsterdam sets requirements for the state of maintenance for the first ten years after splitting. Minimum floor-area requirements per home also differ per municipality. So always check your municipality's ordinance before making plans.

Costs: what does Tekenpunt charge for construction drawings for property division?

Tekenpunt produces the construction drawings for your division application and can guide you through the complete permit process. Below you can read what it costs. Construction drawings for property division. A construction drawing for property division starts from €595. The price depends on the scope of the project: the number of units, the complexity of the floor plan, and the number of interventions required. Tekenpunt maps the existing situation and draws the new layout with all the technical details you need for the permit application. Add-ons you can include:

• Submitting the environmental permit: €500. Tekenpunt submits the application on your behalf via the Omgevingsloket and monitors progress until the decision. - Structural calculation: €700. Necessary for fire-resistant floors, new load-bearing structures or openings in load-bearing walls. Tekenpunt has a KIWA-certified structural engineer in-house. If you are in a hurry, expedited delivery is available: +30% for delivery in 2 weeks (minimum €295) or +50% for delivery in 1 week (minimum €495), on top of the regular drawing work. The normal delivery time is 4 weeks. With the expedited option we deliver within 1 to 2 weeks. Tekenpunt has been operating since 2016 and has supported more than 800 projects. Approximately 90% of applications pass the aesthetics review in a single round. Request a no-obligation quote via the quote page for a tailored price.

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