Renovating in Groningen: 6 common mistakes and how to avoid them

Every year, thousands of homeowners in Groningen have their homes renovated. And every year, projects run over schedule, budgets are exceeded, and good plans end in frustration. Not because renovating is all that complicated, but because the same pitfalls keep coming up. These are the six mistakes that occur most often.

1. Choosing the cheapest quote

It almost always starts with comparing quotes. Contractor A asks € 18,000, contractor B comes in at € 12,500. The choice seems obvious. But a quote is not a fair comparison as long as you do not know exactly what is included, and what is not.

The cheapest quote almost always covers less. Demolition work that is charged separately. Electrical work that will be discussed later. Plumbing that the client's own plumber has to arrange. What started as an affordable offer grows during the renovation into a bill that comfortably exceeds the most expensive quote.

Tip: always request a detailed, itemised quote in which every component is described separately. Only then are you truly comparing on price.

2. Underestimating hidden defects

Groningen has a rich housing history. The 1930s properties in Helpman and the Oosterpoort, the post-war terraced houses in Selwerd and Vinkhuizen, the 1970s homes in Hoogkerk and Haren. They are full of character, but they also show their age. Anyone who starts renovating runs a real chance of finding surprises behind walls, under floors and above ceilings.

Rotten wood that only becomes visible once the tiles are removed. Plumbing from the 1960s that should have been replaced long ago. Sometimes asbestos in places where nobody expected it.

This does not have to be a disaster, as long as you account for it. A serious contractor always includes a contingency in the budget: typically five to ten per cent of the contract sum. For older homes or larger projects, ten per cent is the wiser choice. That buffer gives you financial room to manoeuvre without the renovation stalling the moment something unexpected turns up.

3. Starting work without a permit

Not everything you hire a contractor for is permit-free. A roof extension, a front-facing addition, or a sizeable extension at the rear: for these kinds of alterations you need an environmental permit (omgevingsvergunning) in Groningen. The municipality has its own rules, and they are not always the same as what you may have read or heard elsewhere.

Building without a permit is risky. You face a construction stop in the middle of the project, a penalty that accumulates as long as the violation continues, and when selling the property there can still be issues that delay or complicate the sale.

VerbouwGroep Noord checks for every project whether a permit is required and assists with the application when needed.

Want to know when you do and don't need a permit? Read our blog on renovating in Groningen, or get in touch to discuss your specific plans.

4. Setting the schedule too tight

Renovating takes more time than most people estimate beforehand. A permit procedure with the municipality of Groningen has a statutory decision period of eight weeks. Materials have delivery times that suppliers rarely guarantee. And additional work, however limited, almost always costs extra time.

On top of that, good contractors in Groningen are busy. If you call today, you will not be on the schedule next week. Being booked six to eight weeks ahead is normal for companies with a solid client base and good reviews.

Tip: start your search early, request quotes well before your preferred start date, and keep in mind that everything takes just a little longer than planned.

5. Hiring too many separate parties

The idea sounds logical: the contractor handles the building work, the plumber does the pipes, and the electrician takes care of the wiring. Separate quotes, separate payments, self-coordination. In theory it saves money. In practice it is the most guaranteed way to run into delays.

The plumber cannot start until the contractor finishes his part. The electrician has his own schedule. The tiler waits for the plumber. Nobody feels responsible for the whole, because nobody has the whole in hand. Every day of delay from party A pushes party B and C further back, and you bear the consequences.

VerbouwGroep Noord works with a permanent group of skilled tradespeople who have formed a well-coordinated team over the years. That is the direct reason why our projects run as planned.

With construction, electrics and installation under one roof, coordination sits with a single team. See how that works out in our completed projects.

6. Relying on verbal agreements

The contractor seemed trustworthy. The conversation went well. You felt you were on the same page. And so no quote was put on paper, or only a rough price estimate without details. Until a disagreement arises about what was and was not agreed upon.

A verbal agreement offers no protection when it comes to additional work, disputes about quality, or disagreements over the completion date. Always document what will be done, for what price, on what date, and how the contractor handles changes during the project. A clear quote is not a sign of distrust, it is the foundation on which a good working relationship rests.

Frequently asked questions

How do I recognise a fair renovation quote?

A fair quote states exactly what work is and is not included, which materials are used and how additional work is charged. A price without a specification is not a fair comparison. Always ask what is missing.

Do I need a permit for my renovation in Groningen?

It depends on the work. A roof extension, a front extension or a substantial addition usually requires an environmental permit, while many smaller changes are permit-free. Get in touch to discuss your specific plans.

Is one contractor for everything cheaper than separate trades?

On paper hiring separate trades looks cheaper, but in practice it leads to waiting times and unclear responsibility. With construction, electrics and installation under one roof, coordination sits with a single team.

How do I avoid surprises during the renovation?

Put every agreement in writing: price, schedule, materials and how changes are charged. A clear quote and a single point of contact are the foundation of a renovation without unpleasant surprises.