Permits, costs and the renovation process

Purely internal work that leaves the structure untouched usually needs no permit. As soon as you alter the load-bearing structure, change the volume or roof, change the building's function or enlarge façade openings, an environmental permit is required. Some minor works only require a notification. We test your plans against the municipal planning rules at the outset, so you know which route applies from day one.

A standard procedure without a public enquiry has a 60-day decision period once the file is declared complete; with a public enquiry that rises to 105 days. Add 4 to 8 weeks to compile the file itself: drawings, photographs, terrain profiles, the descriptive note and any required advisory opinions. A complete, correct submission is the fastest route.

In Flanders an architect is legally required for all works needing a permit that involve stability or the appearance of the building. Limited internal alterations or maintenance may fall outside that. We check this upfront so you never incur unnecessary costs.

An additional opinion from the heritage agency or the municipal heritage department comes into play. That means more consultation and more careful material choices, but it does not rule out a contemporary intervention. Our projects start from respect for what exists, which considerably improves the odds of a favourable opinion.

As a guideline in Flanders we work with roughly €800 to €1,400 per m² for a light renovation, €1,400 to €2,000 per m² for a thorough renovation including services and insulation, and more for a full renovation of a farmhouse or townhouse. The final figure depends on the condition of the building, the finish level and site accessibility. After a site visit we give a realistic range rather than a number that has to be revised later.

Usually as a percentage of the construction cost, depending on the scale and complexity of the project. For defined assignments — a feasibility study, a permit file or technical building advice — we work with a fixed price or a day rate. You always receive a quotation upfront with a clear description of the deliverables per phase.

For homes older than ten years the reduced 6% VAT rate often applies to renovation work. Flanders also offers grants through Mijn VerbouwPremie for roof, wall and floor insulation, glazing, heat pumps and solar water heaters. We take these into account when phasing the works, so you don't forfeit a grant through the wrong sequence.

By estimating early and updating that estimate at every phase. We work with a bill of quantities, obtain multiple tenders and present choices alongside their price impact. You decide on the basis of figures, not on the basis of a surprise at the end.

In five steps: (1) a no-obligation introductory conversation and site visit, (2) an analysis of the existing building with a feasibility check and first estimate, (3) sketch design and material study, (4) the permit file and tendering, and (5) construction with site supervision through to hand-over. After every phase you know exactly where you stand, what it costs and what happens next.

For a thorough home renovation, allow 3 to 6 months for design and permit, then 6 to 12 months on site. A farmhouse or larger property takes longer. Lead time is driven mainly by the permit procedure and contractor availability, far less by the design itself.

Yes. We compare tenders, guard the programme, inspect the work on site and monitor quality and invoicing through to provisional and final hand-over. You have a single point of contact for the whole trajectory.

Often yes, especially in a phased renovation where we deliberately keep a liveable zone free. Where the structure, services or roof are involved, moving out temporarily is usually more comfortable and cheaper, because the contractor can work continuously. We discuss this before the phasing is fixed.

Our office is in Grimbergen (Flemish Brabant) and we are registered with the Order of Architects, provincial council of Flemish Brabant. We take on projects throughout Flanders and in Brussels — from the coast to Limburg. A conversation about your project is always possible, wherever it is located.