Property viewings and inspections in the Netherlands

Property viewings allow buyers to evaluate whether a home fits their needs and to assess its general condition. During or after a viewing, some buyers arrange a building inspection to gain additional insight into the technical state of the property. Understanding how viewings and inspections work helps buyers identify potential risks before completing a purchase.

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Evaluating a property during a viewing

What to look for when viewing a home in the Netherlands

During a property viewing, buyers assess both the practical aspects of a home and its overall condition. It is important to look beyond the layout and location and also consider potential maintenance issues.

Points to check during a viewing include:

The general state of maintenance.
Visible cracks in walls or ceilings.
The condition of the roof, windows and insulation.
Signs of moisture, leaks or ventilation issues.
The property’s energy label and energy efficiency.
Possible indications of structural or foundation issues.

A viewing provides an initial impression, but not all defects are immediately visible. Asking questions and taking notes can help you compare properties and make informed decisions.

Duty to investigate and duty to disclose

Legal responsibilities when buying a property

When buying a home in the Netherlands, both the buyer and seller have legal responsibilities.

Duty to investigate (onderzoeksplicht)
Buyers are expected to carry out reasonable checks and investigate the condition of the property before purchasing.

Duty to disclose (mededelingsplicht)
Sellers are required to disclose known defects that may affect the value or use of the property.

These responsibilities work alongside each other. In practice, this means buyers should actively assess the property and ask relevant questions, while sellers must provide accurate information about known issues.

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What a building inspection involves

Building inspections in the Netherlands

A building inspection (bouwkundige keuring) is an independent technical assessment of a property’s condition. It is usually carried out by a specialised inspection company.

Although a building inspection is not legally required, many buyers choose to arrange one, particularly when:

Buying an older property.
The maintenance history is unclear.
There are visible signs of wear or potential defects.

In many cases, the inspection takes place after an offer has been accepted but before the purchase becomes final.

Key elements assessed by an inspector

What does a building inspection include

During a building inspection, the inspector evaluates the visible condition of important structural and technical elements of the property.

A typical inspection may include:

Roof and roof structure
Walls, floors and foundations
Insulation and ventilation
Electrical systems, plumbing and heating installations
General maintenance condition

After the inspection, you receive a written report outlining the findings. This report often includes an indication of expected maintenance or repair costs, although this is typically an estimate rather than a fixed amount.

Protecting yourself against unexpected costs

Including an inspection clause in the purchase agreement

Many buyers include a technical inspection clause in the purchase agreement. This clause allows you to withdraw from the purchase if the inspection reveals significant defects or repair costs above a specified threshold.

Depending on the outcome of the inspection, you may be able to:

Cancel the purchase within the agreed conditions.
Renegotiate the purchase price.
Request that certain issues are addressed before transfer.

The exact terms of the clause are agreed between buyer and seller and should be clearly defined in the purchase agreement.

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Guidance throughout the viewing and inspection process

Mortgage advice for expats buying a home

Understanding the condition of a property is an important part of making a well-informed purchase decision. At the same time, it is essential to understand how the property fits within your financial possibilities.

FVB de Boer is an independent mortgage advisor specialising in expat mortgages. We support you throughout the buying process, from preparing your budget to understanding the financial implications of your purchase.

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Frequently asked questions about

Property viewings and inspections in the Netherlands

Should I arrange a building inspection when buying a house in the Netherlands?

Yes, arranging a building inspection is often recommended even though it is not legally required. The inspection can identify structural issues, maintenance problems or potential repair costs, helping you decide whether to proceed with the purchase or renegotiate the terms of the agreement.

Can I cancel the purchase if the inspection finds problems?

Yes, you may be able to cancel the purchase if a technical inspection clause is included in the purchase agreement and the inspection reveals defects above the agreed repair cost threshold. If this clause is not included, cancelling the purchase after signing the agreement can be much more difficult.

Is a building inspection required for a mortgage?

No, a building inspection is usually not required for a mortgage application in the Netherlands. However, lenders may request additional information or repairs if the valuation report indicates structural issues or significant maintenance risks.

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