Building survey before renovation: what should you record?

Published: 29 October 2026.

A renovation starts with understanding the existing building, before choosing tiles or colours. A building survey brings together its visible condition, available drawings and questions for specialists. It shows what needs further investigation before the design, budget and schedule can be confirmed.

Record the existing condition

Gather existing drawings, records of earlier alterations and photographs. Walk through the building room by room. Note dimensions, visible damage, signs of damp, cracks, level changes and the condition of the facade, roof, floors and windows. Distinguish what has been measured from what was only inspected visually or could not yet be accessed. Old drawings are useful, but still need checking on site.

Assess the structure and building services

If you want to remove a wall, widen an opening or alter the roof, ask a structural engineer which information and calculations are needed. Map the routes and available capacity of electrical, water, drainage, ventilation and heating systems. A change of use or more intensive occupation may require different design choices. The survey is a starting point; it does not replace specialist investigation.

Investigate what is hidden before demolition

Finishes can conceal pipes, damage or older materials. Identify these uncertainties in the design and estimate. If asbestos is suspected, visual recognition is not enough; have a certified company investigate before work begins. Agree which parts can safely be examined further and which decisions depend on the findings.

Check rules and permits for the specific address

Under the Dutch Building Works Decree (Bbl), renovation may involve partially renewing, changing or enlarging an existing structure. The technical requirements and permissions depend on the work and its location. Use the permit check in the Dutch Environment and Planning Portal (Omgevingsloket), and discuss any uncertainty with the municipality or an adviser. The check result is not final legal permission.

Turn the survey into clear choices

List the items already decided, the desired quality level and choices that remain open. For each open choice, note who decides and when. Consider layout, doors, sanitaryware, lighting, floor finishes and building services. This helps describe quantities and allowances clearly in the quotation. Also read how to choose materials for a renovation and prepare your budget.

From survey to quotation and schedule

A useful quotation states which drawings, quantities and assumptions were used, what is included or excluded from the price, and how changes are approved. The schedule should show which surveys, permits, material choices and deliveries are needed first. If site conditions differ from expectations, discuss the effect on price and time and record it in writing before proceeding.

What can you provide in advance?

Share existing drawings, photographs, the address, the intended use of each space and a summary of your wishes. Mention known defects and previous investigations. Considering a renovation with Ponto? Discuss your plansso we can determine which survey and specialists your building needs.

Sources consulted on 29 October 2026: IPLO guidance on renovation; IPLO guidance on the permit check; Dutch government guidance on asbestos surveysThis article offers general preparation tips; assessing a specific building requires an on-site investigation.