Many internationals in The Hague live in an apartment: an upstairs flat in a 19th-century building, a ground-floor apartment with a garden, or a modern flat in a newer area. If you own an apartment, you are a member of the VvE (Vereniging van Eigenaars), and some renovations need its approval.
What belongs to the VvE?
The rules are set out in the splitsingsakte (deed of division) and the splitsingsreglement (regulations). In general, the shared parts include:
- the foundation, load-bearing walls and floors;
- the roof;
- the facade, including window frames in many buildings;
- balconies (often);
- shared pipes, drains and ventilation ducts;
- the stairwell and entrance.
Everything inside your apartment that is not part of the structure is usually your own responsibility.
When do you need approval?
- Window frames: often part of the shared facade. Replacing them usually needs approval and must match the rest of the building. See new window frames.
- Load-bearing walls: removing or changing them affects the whole building.
- Bathrooms and kitchens: if you connect to shared drains, move pipes in the floor or change ventilation.
- Floors: a hard floor (tiles, parquet) can increase noise for the neighbours below. Many VvEs have rules about noise insulation.
- Air conditioning: the outdoor unit is usually on the facade, balcony or roof.
- Dormers, roof terraces and roof extensions: always involve the roof, which is shared.
What to submit
A clear request speeds up the decision:
- A description of the work.
- Drawings showing what changes.
- Technical details, for example the type of floor and noise insulation, or the specification of new frames.
- The planning and how disturbance is limited.
- Information about the contractor.
We can provide the drawings and technical information the VvE needs as part of the quote.
Permits on top of VvE approval
VvE approval and a municipal permit are two separate things. For some work you need both, for example changing the facade in a protected cityscape. Read do you need a permit for an extension in The Hague?.
Small VvEs
Many older buildings in The Hague have small VvEs of two or three apartments, sometimes without regular meetings. The rules still apply. Discuss your plans with your neighbours early and record the decision in writing.
Planning your apartment renovation
A new bathroom is the most common apartment project; read what drives the cost of a bathroom renovation or see our bathroom and toilet renovation service.
Frequently asked questions
What is a VvE?
A VvE (Vereniging van Eigenaars) is the owners' association of an apartment building. Every apartment owner is automatically a member. The VvE manages the shared parts of the building, such as the roof, facade, foundation and shared pipes.
Do I need VvE approval for a new kitchen?
Usually not for the kitchen itself. You may need approval if the work affects shared pipes, ventilation ducts, load-bearing walls or the floor structure, or if it causes noise for the neighbours.
How long does VvE approval take?
That depends on the VvE. Some decide by email within days; others only decide in a general meeting held once or twice a year. Ask early.
