During the first visit the surveyor records every existing finish, measures each opening and notes the condition of the substrate before any price is discussed.
Real site · Facade renovation
No one publishes a price per m² of facade in Sint-Niklaas. We do. Three choices, and you walk away with a ballpark figure, without leaving your number.
Estimated budget — excl. VAT
· · · tear off and send us this estimate · · ·
Refine with 3 photosIndicative Belgian market ranges for 2026 — this is not our price list. Your exact price is confirmed in writing after the free site visit, and it doesn't change after that. The 6% rate applies to homes occupied for more than 10 years, used mainly as a private residence, with materials invoiced by the contractor.
Every facade job starts with a diagnosis, not a standard quote. Here is what we cover, from the substrate to the finish.
When the house disagrees with the quote an addendum is written, priced and approved before the next trade continues. The surveyor maps every layer on the elevation, checks fixing points and photographs the substrate so the schedule follows the actual fabric. Materials arrive in the sequence the programme demands, not in a single delivery that blocks the pavement. This discipline keeps the site orderly from the first scaffold lift to the final clean.
A stepped or horizontal crack has a different cause to a fine shrinkage crack in render that is still curing. We tell the two apart before pricing anything: a structural crack can require an engineer's opinion first, before any cosmetic finish goes ahead.
External insulation pushes the dew point outward: the wall stays warmer on the inside, and the risk of condensation forming inside the wall itself drops. Boards glued and mechanically fixed, a reinforced base coat, then the finish.
Old render that is cracked, hollow-sounding or chalky does not just get painted over: it is cut back, repaired, sometimes stripped back completely before a new render coat goes on. Skip that step and the same crack is back within a year.
Adhesive brick slips, traditional brick veneer or a decorative render: the choice depends on the existing wall and the budget. The awkward points — window sills, corners, junctions with the window and door frames — get treated before the general finish, not after.
A facade that stays damp at the base, with salt staining or blistering render, is not something paint fixes: a fresh coat does not stop capillary rise inside the masonry. Treatment means injection or another method suited to the wall, before any finish goes on.
Scaffolding sits against the front or back of the house for several weeks: we agree beforehand where it goes, how the garden stays accessible and where you can park. Render and paint work stops below a certain temperature and in sustained rain.
The moment the price is fixed is step 3. After that, it does not change without your signature.
A call, or a few photos of your facade over WhatsApp. We tell you straight away if the project fits what we do, and if it does not, we say so too.
0485 44 55 12A site manager comes out to Sint-Niklaas, measures the facade, checks the condition of the wall and tells structural cracks apart from surface ones.
Within 24 – 48 working hours · freeA firm price based on the actual facade area, a schedule, payment terms. This document is the contract: no extra is billed without your written agreement first.
The price is set hereA photo update every week, scaffolding taken down at the end of the job. A joint inspection of the finish, completion photos and the certificates Belgian law requires.
10-year structural guaranteeThe first complaint made about contractors is the line they never saw coming. Here is what we rule out.
Our own projects, not stock photos. The full video follow-along is on our TikTok.
The ranges the market charges in 2026, published as they stand. Your quote may fall below or above them — it will be calculated, not estimated.
Indicative Belgian market ranges for 2026 — not an Alpha Services price list. Amounts excl. VAT. Fixed quote confirmed before work begins.
Five provinces, one Flemish planning permit system (omgevingsvergunning) — but rules that have already shifted twice since early 2026.
Every service pipe, vent and cable fixed to the elevation is photographed and logged before a bracket is removed. The register travels with the foreman so nothing is reconnected from memory.
The 5 provinces we cover
Since 1 March 2026, most interior work is exempt from Flanders' single environmental and building permit (omgevingsvergunning) and from any notification requirement, provided the building's volume doesn't change and its energy performance doesn't worsen. Some municipalities keep a local permit requirement, but only for a limited list set by the Flemish government. Where a permit is still needed, expect 60 days under the simplified procedure or 105 to 120 days under the standard one, with a possible 60-day extension.
Since 2023, anyone buying a home with an EPC label of E or F must renovate it to at least label D within a legal deadline — 5 to 6 years depending on the purchase date; check the exact cut-off on energiesparen.be. Missing the label risks a fine of €500 to €5,000, repeatable every year until the label is reached. This is already in force in Flanders, while Brussels and Wallonia won't introduce a comparable obligation until 2028.
Since 1 March 2026, the two highest income brackets can no longer claim Mijn VerbouwPremie for most works — only for a heat pump or a thermodynamic boiler, and at a reduced amount: an air-to-water heat pump down from €2,250 to €1,500, a thermodynamic boiler down from €900 to €450. Brackets 3 and 4 keep the previous amounts. Anyone who applied before 1 March 2026 stays under the old conditions.
The EPC-labelpremie has been scrapped for every income bracket, and its transition window — applications until 30 June 2026 for an EPC started before the end of 2025 — is now closed. Only households that activated their EPC through Fluvius before 1 January 2025 remain exempt. Don't count on this grant in a quote drawn up today.
What comes up at every first visit.
Describe the job in three fields. We'll come back to you with a visit slot — free, no obligation, and without six follow-up calls.
WhatsApp opens with your message already written — all you need to do is press send. If nothing opens, call us on 0485 44 55 12.
Service area: Sint-Niklaas 9100, Oost-Vlaanderen
