Common facade modifications for which a drawing is needed:
- Enlarging a window into a large sliding door or French doors.
- Bricking up a door or window, or creating a new opening instead.
- Replacing existing frames with frames of a different layout, material or colour.
- Applying facade cladding such as wood, brick slips or slate.
What does a facade drawing include?
A facade drawing for a facade modification shows, for each relevant facade, both the existing and the new situation. All dimensions of frames, windows and doors are indicated, as well as the position of the window and door frames on the facade. Material and colour indications are noted with the drawing, because the aesthetic committee assesses materialisation.
For larger modifications, a cross-section is also added that shows how the new frame or the new opening is resolved structurally. Detail drawings at scale 1:10 or 1:20 show the connections between frame and masonry, water drainage and insulation. A floor plan of the associated space completes the picture, for example when bricking up an interior door.
Permit and aesthetic assessment
Facade modifications to the front facade or to a visible side facade are subject to a permit in almost all cases and are assessed by the aesthetic committee. The aesthetic committee assesses against the municipal aesthetic policy, in which it is laid down per neighbourhood or home type which modifications fit. For national monuments or homes in a protected townscape, extra strict rules apply and the national heritage agency or a monuments committee may also be involved.
Facade modifications to the non-visible rear of a home can be permit-free under strict conditions, in accordance with the Buildings (Living Environment) Decree. Always check this in advance via the Environment Desk. Even for permit-free modifications, the Building Decree and structural safety continue to apply.
What does a facade drawing cost?
A facade drawing for a facade modification is available from €325 including VAT. The final price depends on the number of facades that change, the complexity of the adjustments and whether existing drawings are available on which we can build. A simple replacement of a few frames on the rear facade can be drawn faster than a major renovation of the entire front facade.
For openings in load-bearing walls, a structural calculation is needed in addition to the facade drawing. We coordinate this with a structural engineer and ensure the drawings align, so your permit file is complete.
Common pitfalls with facade modifications
The biggest pitfall with a facade modification is underestimating the aesthetic requirements. A window enlargement or frame replacement that seems logical in itself can conflict with the aesthetic policy: for example because the original frame division is characteristic of the home type. Material choice also plays a major role: plastic instead of wood can be grounds for rejection in some neighbourhoods.
A second pitfall is structure. Enlarging a window in a load-bearing wall requires a modified lintel or a modified load-bearing element above. Without a structural calculation, the municipality may reject the application and the contractor cannot carry out the work safely. By making these choices before the drawing work, you avoid revision rounds and extra costs.
