Four Steps

The creation of an extra floor can be divided into four steps. Each step has its own clear goal and fixed price. After each step, both of us are free to do whatever we want. We are happy to come with a proposal for the next step and will do our utmost to be able to take it too.


Step 1: Free Check: What is Allowed?

Every house in the Netherlands is listed in a zoning plan. This plan states among others whether you are allowed to extend your house: upwards, downwards, towards the front or the back or even sideways, if you have no next-door neighbours...

For us, finding this out for you is no trouble at all. We are happy to do so. At no extra cost. So that the preconditions for your envisioned extra space are clearly defined.

Often, in this phase we will also quickly check what a roof extension means for the value of your house. It will give you an impression of whether extending your roof would be a good financial investment.


Development Planning: What do You Want?

Once you know what is allowed, you can design your wishes within those bounds. What are you dreaming of? What kind of rooms do you want? What should it look like? Do you have plans for the new roof? Or, more officially put: What is your PoR, your Programme of Requirements.

You need not think of that by yourself. We will help you put it all on paper. By giving you a questionnaire to fill out, plus the accompanying options to choose from. And you'll be given ample time to decide on everything.

Once you've got a clear vision on what you want, an architect or structural engineer can start translating your wishes into a spatial design. In close consultation with you we will get these drawings fit for the building permit application, which, by the way, is now called an environmental permit.

Apart from the drawing work, lots of calculations are required for a permit. For that, you need a design engineer or structural designer. He or she will produce the required structural calculations. To make sure your roof extension complies with all regulations and is rain and storm proof.

Once all documents have been completed and comply with your programme of requirements on the one hand and all laws and regulations on the other, it is time to apply for the building permit.

After the application has been submitted, the plan is checked by the municipality, the planning committee, the fire brigade, etc. They will check to see if the plan complies with all the requirements. If necessary, they will request architectural adjustments or additional calculations and drawings. As soon as everything is in order, the preliminary permit can be made available for public inspection. This is the stage where neighbours and other people affected can object to the plans if they want to. If these objections are justified, the plan has to be adjusted; if there are no objections or the objections are unfounded, a definitive building permit will be issued.

We offer all works required to provide you with a definitive building permit for a fixed price of € 7,000 inclusive of 21% Dutch VAT. This price includes everything: all consultations required to come up with a good plan, all calculations, all drawings, the building permit application up to and including the issuance of the final permit. We work together with fixed draughtsmen and structural designers. But if you would like to work with your own architect, that is possible too. We’ll just have to check how this would affect our price.


Pricing and Financing

As soon as the final building permit has been provided, we can present a binding price offer and time schedule. Until then, price and schedule are very much part of our discussions, but these will be indicative as long as the plan has not been finalized yet.

We work on the basis of an open budget, meaning that we will always present you with a detailed and itemized budget, providing full transparency of all costs. This makes it easy to evaluate all tasks and components on the basis of the costs involved, enabling you to make choices such as: will we do this? Yes or no, a bit different, a bit later, do it ourselves... whatever you want.

As soon as we are in agreement on the schedule and the budget, you will receive our order confirmation plus general conditions, guarantees etc.

If required, we can also arrange the financing for you. Most clients already have a first mortgage with their bank. To finance our roof extensions, we place second mortgages with all major banks. And your bank probably is among those. You will then quickly know the monthly costs you will have to take into account. Including advisory costs and handling fee, taking care of the financing will cost you € 1,500 including Dutch VAT. Often, a validated valuation report is required as well. We can arrange such a valuation for the amount of € 750 including Dutch VAT. If it is unclear at first whether your roof extension is financially feasible, we can do this step first, before step 2. This will give you certainty about affordability and financing before entering the plan development phase.


Prefabrication and Assembly

As soon as the order confirmation has been signed, we will start preparations for the assembly and prefabrication of the roof extension. First of all, your house will be measured precisely, since the actual situation often deviates from the original drawings, if these are still there. This way, we can be sure later on that the extension fits the base exactly, even if your house is out of true. Based on these exact measurements, the building permit drawings are made into production drawings.

Depending on your requirements, this is done in 2D or 3D. 2D means that we make flat elements in the factory which are then assembled on the roof to build the extension. For people who are good with their hands, who are willing to do much of the work themselves and require just a shell with few fixtures and furnishings, this is often the cheapest solution. But it is also possible to prefabricate a roof structure in 3D-elements. When this option is selected, we create large spatial objects in the factory, consisting of walls, floor, roof, technical systems and finishes. This means that the entire extension consists of only two or three ready-made parts that are assembled and fit together on the roof. For people who opt for a fully finished roof extension with a minimum of fuss, this is the ideal solution.

Installing the roof structure will take just one day, both for the 2D as well as the 3D option. It will be like a party, and you would do well to take a day off for it. Because, in only one single day, you get a whole new additional floor! You will want to be there for it.

Just before assembly, we will conduct some essential preparatory works on site. We will demolish what must be removed and make a new anchored roof curb for the extension to be placed on and anchored to. Depending on the actual situation we will create the stairwell before or after assembly. After assembly, the final finishes still have to be carried out. In the case of 2D prefab this will take some weeks, for 3D prefab the work can be carried out in just one week. And then, the roof extension is fit for use. Enjoy!


SYTO Dakopbouwen B.V.
Singelgracht 6 wnsp
1398 XE  Muiden

Tel: +31 (0)294 450 585
Mob: +31 (0)653205762

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