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.

A building inspection can take place before or after signing the purchase agreement, with the seller’s permission. If the inspection takes place after signing, buyers should ensure that they are adequately protected by the agreed conditions in the purchase agreement or the statutory cooling-off period.

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:

Visible elements of the roof and roof structure.
Walls, floors and visible signs of possible foundation problems.
Insulation and ventilation
The visible condition of electrical systems, plumbing and heating installations.
General maintenance condition

A building inspection is primarily a visual assessment. Hidden defects or suspected foundation problems may require additional specialist investigations.

Protecting yourself against unexpected costs

Including an inspection clause in the purchase agreement

Buyers can include a technical inspection clause in the purchase agreement, subject to the seller’s agreement. Depending on its wording, this clause may allow you to withdraw from the purchase if the inspection reveals repair costs above an agreed threshold or identifies issues requiring further specialist investigation. The conditions and deadline for cancelling the purchase must be clearly defined in the agreement.

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, depending on the circumstances. Private buyers generally have a statutory three-day cooling-off period after receiving the signed purchase agreement, during which they can cancel without giving a reason. After this period, cancellation may still be possible if the purchase agreement includes a technical inspection clause and the findings meet the agreed conditions. Without such a clause, cancelling the purchase can be more difficult and may have financial consequences.

Is a building inspection required for a mortgage?

A building inspection is not usually required for a mortgage application in the Netherlands. However, lenders may require a building inspection report if the property valuation identifies significant maintenance or structural concerns. For mortgages with the National Mortgage Guarantee (NHG), a building inspection report is mandatory in certain circumstances, depending on the property’s condition.

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