What is a wachtgevel?
A wachtgevel (also wachtmuur, literally “waiting wall”) is a facade built in anticipation of a future building on the neighbouring plot. It is usually a blank wall without windows, on or against the plot boundary. Such walls are common in cities, and more frequent in Belgium than in the Netherlands.
How does a wachtgevel arise?
- Deliberately, as preparation: the first builder erects a side wall that the neighbour can later build against. Sometimes the front facade is also prepared; projecting bricks or blocks at the corner show where the neighbouring building should connect.
- Never used: sometimes the neighbouring plot is never built on. The wall then remains a bare side facade, in which windows are sometimes added later.
- After demolition: when an adjoining building is demolished, the remaining building is left with an exposed wall. These are often cheap, temporary solutions that can last for decades.
Who owns the wall?
The first builder can place the wall entirely on their own land, or partly on the neighbour’s land (straddling the boundary). If the neighbour builds later, they can take over the wall, which then becomes a party wall; in Belgian law this is called gemeenmaking, with the second builder paying compensation. Rules differ by country, so check local property and building law.
Tips
- Treat such a wall as a full external wall as long as nothing is built against it: it must be weathertight and insulated and meet the requirements for an external wall.
- Put agreements with neighbours in writing, preferably through a notary or solicitor: ownership, cost sharing, maintenance and what happens if someone builds against it later.
- Mind fire safety. Walls on or near a boundary often need extra fire resistance; have this checked when applying for permission.
- When insulating or cladding a boundary wall afterwards, check that the extra thickness does not cross the boundary.
Related terms
- Party wall
- Property boundary
- Facade cladding
- Wachtfolie
Want to learn more about construction terms? Visit our knowledge base at fredsdiyplans.com.