Why does it take so long to build a new-build home?

Anyone who buys a new-build home in 2026 is often signing up for a dream that will only come true in eighteen to twenty-four months. For buyers who are used to the speed of existing construction, where you often have the key within three months, the process of building a new building can feel like an endless patience game. The process from the first pile to final delivery is a complex logistical operation involving hundreds of factors.

From bureaucratic obstacles and the nitrogen crisis to the shortage of skilled professionals and the vagaries of the Dutch weather: there are countless reasons why new construction projects take longer than we would like. In this article, we dissect the timeline of a new construction project and explain why speed often loses out over care.

The invisible phase: Permits and procedures

Before the first shovel goes into the ground, it is often preceded by a process of years. In the Netherlands, the road from meadow to residential area is paved with rules.

• Zoning plans and objection procedures: Municipalities must change zoning plans, giving local residents and interest groups the opportunity to file an objection. A single appeal procedure before the Council of State can easily delay a project by one to two years.
• Environmental requirements and the Nitrogen Crisis: Since the stricter nitrogen rules in recent years, a detailed calculation of the emissions during construction has to be made for each project. If the nitrogen deposition is too high, the project will stop until a solution is found, such as electrical equipment.

The complexity of modern technology

Building a house in 2026 is no longer comparable to construction in the 90s. The technical requirements have increased exponentially.

Energy neutral and “Gasless”

Every new home must meet the BENG (Nearly Energy Neutral Buildings) requirements. This means the installation of complex systems: heat pumps, balanced ventilation with HRV (heat recovery), solar panels and often extensive home automation. Installing and configuring these systems requires specialist knowledge and takes considerably more time than simply hanging a boiler.

Drying times

Despite all modern techniques, we are still dealing with the laws of nature. When building a home, thousands of liters of water are used in the concrete, stucco and screeds. All this moisture must be removed from the home before finishing (such as floors and painting) can begin. Continuing to work too quickly leads to damage caused by residual moisture, which will later cost the contractor dearly during the warranty period.

Staff shortages and the “Chain dependency”

The construction sector faces a chronic shortage of skilled workers. This creates a domino effect on the construction site.

A construction project works according to a strict schedule. First comes the heist, then the concrete weaver, then the mason, followed by the electrician and plumber. If the electrician is ill or delayed on another project, the plasterer cannot start. Because all these specialists are often booked months in advance, there is little flexibility. A delay of one week at the start of the process can result in a delay of three months in delivery due to these “queues”.

Commodities and the global supply chain

Although the extreme shortages of a few years ago decreased, the supply of specific materials remains an unpredictable factor.

• Specific parts: A heat pump or a specific transformer for the district's electricity network can have a delivery time of many months. Without these crucial components, a home cannot officially be completed, even if the paintwork is already dry.
• Grid congestion: A growing problem in the Netherlands is the connection to the electricity grid. Sometimes the houses are ready, but Liander or Enexis is not yet able to connect the neighborhood to the overloaded electricity grid. As a result, completed homes are sometimes empty for months waiting for a “shot”.

The weather conditions

Dutch builders are used to rain, but extreme weather conditions are increasing.

• Frost and heat: In case of severe frost, masonry or concreting cannot be carried out. In extreme heat, concrete dries out too quickly, causing cracking.
• Wind: Strict wind safety requirements apply to installing roof elements or working with large cranes. A turbulent autumn can completely upend a tight schedule.

The “Workable days” and vacations

In construction, “workable days” are counted. Holidays, the construction trade (three weeks in the summer) and the Christmas holidays ensure that the construction site is completely shut down for at least five to six weeks each year. These periods are planned, but for a buyer who has canceled their rent, every day that they don't work feels like a waste of time.

The long-term perspective: Patience is a virtue

Realizing a new-build home is a marathon, not a sprint. The considerable lead time is the price you pay for a home that meets today's most stringent sustainability and safety requirements. While a stationary construction site can seem frustrating, the end result, an energy-efficient, comfortable and future-proof home, is well worth the investment in time.

As a buyer, a realistic margin is essential for your peace of mind. Do not plan your move tightly on the forecast date, but calculate an additional three months of slack by default. By incorporating this buffer, you prevent the dream of your new home from transforming into a logistical nightmare.