Construction Quality Assurance Act (Wkb)

Structures in consequence class 1

Structures are divided into different groups. We refer to these as consequence classes. The greater the potential consequences should something go wrong during construction, the stricter the requirements. The Wkb applies to structures in consequence class 1. These are low-risk structures. They include:

• Detached houses, including those with, for example, a garage and a home office
• Houseboats
• Holiday homes
• Commercial buildings of up to two storeys, including those with a small office or a small canteen
• Extensions to other types of premises of up to two storeys, for example a warehouse attached to a shop
• Small cycle and pedestrian bridges of up to 20 metres in length, which do not span a national or provincial road
• Other structures up to 20 metres high, such as masts and aerials

Initially, the WKB applies only to new-build properties. According to the minister’s latest assurances, the WKB for renovations will not be introduced before 1 January 2025.

The following structures are not covered by the Wkb:

• National monuments, provincial monuments and municipal monuments
• Buildings for which an environmental permit or a fire safety permit or notification is required
• Construction works involving an equivalent solution for fire safety or structural safety, including the application of NEN 6060 and 6079

See examples of different situations on the VNG factsheet (PDF, 2,013 kB).

Quality Assurance Officer

The quality assurance body is an independent organisation that monitors the quality of a structure. Before and during construction, the quality assurance body checks whether the building plans comply with the regulations. These regulations relate, for example, to:

• Foundation
• Fire safety
• Energy consumption

Step-by-step guide

For structures in consequence class 1, you must follow a number of steps.

Step 1: New initiative under the Wkb
You have plans for new-build or renovation work that fall under the Wkb.

Step 2: Draft application (not compulsory)
You can submit a draft application if you wish to have your building plans assessed in advance to check whether they comply with the rules set out in the environmental plan and the planning regulations.

Step 3: Hire a quality assurance specialist
You hire a quality assurance expert yourself. You can search the register of quality assurance tools. There you will find a list of quality assurance bodies and tools. A tool is an approved procedure used by the quality assurance body to monitor the construction work. The quality assurance body draws up a risk assessment and a quality assurance plan.

Step 4: Apply for an environmental plan activity
Submit a planning application for a building project to the local authority in good time. The processing time for a standard, complete application is 8 weeks, which may be extended by 6 weeks. Please also bear in mind that an objection period of 6 weeks follows once the application has been approved. You can do this via the Digital Planning Portal. On this web page about building work, renovation and advertising You can find more information here about the ‘building’ aspect of the environmental plan, the application process and the costs.

Step 5: Submit a building notification
You must submit a building notification via the Digital Environment Portal at least 4 weeks before the start of construction work. In doing so, you must state:

• That this is a structure in consequence class 1
• Who is responsible for quality assurance?
• Which instrument is used

You must also submit the assurance plan and the risk assessment drawn up by the quality assurance officer.

Step 6: Start construction work
You must notify the Digital Environment Service of the start date of the building works at least two days before construction begins.

Step 7: Review by the quality assurance officer
During construction, the quality assurance officer checks:

• The quality of the structure
• Whether the requirements of the quality assurance plan are being met

Step 8: Check by the local authority
The local authority may carry out inspections during construction and take enforcement action where necessary.

Step 9: Completion notification
At least two weeks before you start using the building, you must submit the following via the Digital Environment Service Portal:

• Completion notification
• Statement by the quality assurance body

Step 10: Using the building
You will be notified within two weeks as to whether the municipality has approved the completion notification and the quality assurance body’s declaration. Once approved, you may commence use of the structure.

Watch an animated video about the step-by-step guide here.

Special local circumstances

Within the municipality of Apeldoorn, there are the following specific local circumstances, which must be taken into account in the Quality Assurance Body’s Quality Assurance Plan.

Noise, façade and sound insulation:

In some cases, the property in question is a residential property or another noise-sensitive building (such as a care home or educational establishment) for which a higher limit applies. For further information, please refer to the Land Registry note or the environmental plan, or contact the environmental agency via info@odveluwe.nl. In that case, a façade assessment will need to demonstrate whether the requirements of the Bbl can be met. This includes:

• If the building is noise-sensitive and has an unobstructed view of a road or railway line exceeding 30%, and:
  – a distance of no more than 100 metres from a road with more than 1,000 motor vehicles per 24-hour period and/or a railway line.
  – a distance of no more than 250 metres from a provincial road and/or;
  – a distance of no more than 500 metres from a main road.

What criteria must the research meet:

• Compliant with NEN 5077 and NPR 5272.
• The calculation must have been based on a cumulative noise exposure on the façades (incident noise), such as:
  – calculated in the acoustic study (Appendix) accompanying the adopted HGW decision/Environmental Plan;
  – calculated in accordance with the 2012 Guidelines for the Calculation and Measurement of Noise Pollution, based on traffic data for the situation 10 years after completion (via info@odveluwe.nl), if no acoustic study has been carried out or if such a study is more than 2 years old;
  – provided by the Veluwe Environmental Agency (available on request via info@odveluwe.nl)

Other points to note

In addition to the specific local circumstances mentioned above, we would also like to highlight a number of general points to bear in mind. These do not always need to be included in the assurance plan,
However, we would like to draw your attention to this in general. The project initiator, a construction professional or a quality assurance officer must take this into account when developing or implementing a construction plan.

This list is not exhaustive. No rights may be derived from it, and it does not exempt the applicant/guarantor from investigating local risks (or having them investigated).

• Rainwater and groundwater
  In the case of new builds or renovations, rainwater must be collected on the owner’s own plot and allowed to infiltrate into the ground. The duty of care regarding rainwater is fulfilled if a minimum of 20 mm of static storage capacity (relative to the built-up area) is provided on the owner’s own land. It must be possible for the storage to drain completely through infiltration into the ground. It may happen that rainfall occurs which cannot be accommodated by the infiltration facility within the boundaries of the owner’s plot. In that case, excess water may be discharged above ground to the public area via an overflow facility (leaf trap or relief pit). The impact of the (higher) groundwater level resulting from this infiltration on the foundations must be assessed by the structural engineer. Groundwater levels (data from continuously monitored monitoring wells) can be requested from regenwater@apeldoorn.nl stating the location (address).
• Soil composition
  The soil composition affects the design of the structure to be built. You can determine this by carrying out a geotechnical investigation. This is because these soil compositions do indeed affect the structure to be built.
  – In particular, clay walls must be taken into account in one part of Apeldoorn. Their estimated location is on the western side of Apeldoorn (rural area). Their presence can be confirmed by carrying out groundwater measurements on both sides of a wall. A great deal of rainwater is collected between these clay barriers. This water can remain trapped between the vertical clay layers high up in the moraine, up to 46 metres above sea level. This supplies water to the Apeldoorn springs. Disturbance of these clay barriers (through digging, drilling or pile driving) can lead to (undesirable) groundwater flows.
• Fire-fighting water supplies and access for the emergency services
  If the public fire-fighting water supply is not close enough, or if its capacity is insufficient, the owners or occupiers of a site or building must ensure that an adequate fire-fighting water supply is provided. Both the fire-fighting water supply and access for the fire service and other emergency services must be arranged. If you are unsure or have any questions about this, we can raise the matter with the fire service on your behalf. Please contact us via toezichtbouwen@apeldoorn.nl
  
• High-voltage grid
  The precautionary policy has been in force in the Netherlands since 2005. This means that the central government does not want new high-voltage power lines to be built near homes, schools and nurseries. Conversely, it is also not the intention to build new homes, schools and nurseries near high-voltage power lines. The RIVM maintains a map showing the Netherlands’ overhead high-voltage power lines. On the Network map indicates the width of the estimated magnetic field zone for each high-voltage power line or section thereof. The zones are set out in the environmental plan. The plan specifies the distance within which restrictions apply and what these restrictions entail.
• Exceptional wind loads
  Special wind load refers to the force exerted by the wind on an object. This specifically refers to the wind force acting on a structure due to other structures in the immediate vicinity. If there are high-rise buildings in the immediate vicinity, your building plans must always take this wind load into account. In such cases, an assessment must first be carried out to determine the consequences of this for the structure to be built.
• Building near a listed building or a derelict building
  National monuments, local monuments and protected town and village views must be preserved. This also applies to protected monuments. These must be treated with care and attention. This also applies to situations where there are hazardous objects, such as derelict buildings, in the immediate vicinity of the construction site. Would you like to know whether a building is a listed monument? Then check the list of listed buildings. By exploring the surrounding area, you can see whether there is a derelict building near the building site, on the plot of land next to it. A preliminary survey of the area around the building site is compulsory. Usually, no maps are available for this area.
• Unexploded ordnance from the Second World War
  On the Bomb Map These are locations where there is an increased risk of the presence of unexploded ordnance from the Second World War. This includes unexploded ammunition and aircraft bombs, also known as duds.

Changes for contractors

The introduction of the Wkb will strengthen the position of clients. There will be many changes for contractors:

• Upon handover of a building, the contractor must provide the client with a handover dossier.
• The contractor is obliged to inform private clients about his insurance cover in the case of new-build projects.
• The right of suspension (the 5% scheme) for private clients is to be amended.
• Additional requirements are imposed on the contractor’s duty to warn in relation to construction works. This warning must be clear, in writing and provided in good time.
• The contractor remains liable for defects even after completion.

These changes apply to all construction activities for which a building contract has been concluded. As a contractor, please ensure you are fully aware of the Wkb. Read Quality Assurance Act (Bouwend Nederland).