Building Survey Amsterdam
If you grew up in Britain, you know the routine: an offer is accepted, you book a building survey, and only then do you exchange. Amsterdam works differently, and that is where many expats get caught out. We wrote this page for expats and other international buyers who want a Pre-purchase Building Survey Amsterdam and want to know what they get here, what the Dutch call it, and which mistakes to avoid.
We are Premiumkeur, an independent building surveyor based at Heiligeweg in Amsterdam city centre. Clients give us 4.9 stars from 698 Google reviews and 100 Trustpilot reviews. See our profile on Trustpilot or the reviews written in English.
☎ Call +31 20 773 6842 or WhatsApp +31 6 2956 3190. A building survey in Amsterdam costs € 499 including VAT for a home up to 800 m³, and we can often come the next day. You can also book through our contact page (in Dutch).
Want the full background first, from the purchase contract to timber piles? Read our English knowledge base on buying a house in Amsterdam. Used to the American term? Our page Home Inspection Amsterdam walks through the buying process step by step, and Building Inspection Amsterdam is our general English page. Nederlandstalig? Bouwkundige keuring Amsterdam (in Dutch). We also film our work: Premiumkeur on YouTube.
A Dutch bouwkundige keuring compared with a UK building survey
In England and Wales, RICS works with three levels of home survey. Level 1 is a basic condition report, Level 2 used to be called the HomeBuyer Report, and Level 3 is the full building survey that many people still call a structural survey. The Dutch version is the bouwkundige keuring (building inspection), and what you get afterwards is a bouwkundig rapport (survey report). In our experience it sits somewhere between Level 2 and Level 3.
What is the same: it is a visual, non-destructive inspection. We do not lift floorboards or open up walls. We look at the structure, roof, facades, window frames, floors, damp, the crawl space and the installations.
What is different: every defect gets a condition score under NEN 2767 and NTA 8060, plus a cost estimate split into costs needed now and costs to plan for later. You will not read “obtain a quote from a contractor” fifty times. The other difference is timing. Here the purchase agreement is often signed within days of agreeing the price, and after that you are bound unless the contract has a condition. More on that below.
So if you came here looking for a Structural Survey Amsterdam, this is what you get from us.
Foundation risk check (phase 0) on the same visit
Large parts of Amsterdam stand on timber piles in soft peat and clay. When the groundwater drops, the tops of those piles can rot and the house starts to lean. A UK surveyor would write “evidence of movement, refer to a structural engineer”. We measure it during the same visit.
With a laser we level the floors and measure the horizontal brick courses of the facade (lintvoegmeting). That is the foundation quick scan, phase 0. Together with the building survey it costs from € 898, and you leave the house knowing whether it leans and by how much. Read more about the foundation quick scan phase 0 (in Dutch).
Got a foundation label from the agent? Send it to us
Many Amsterdam listings come with a foundation label or a foundation code. Useful, but it is not a survey of this particular house. A label can rest on old measurements or on data from the building next door.
Email us the label, the foundation report or the readings of the measuring bolts (meetbouten, small markers fixed to the facade). We read it and give you our opinion for free. We have nothing to gain from the sale, so we have no reason to make it sound better or worse.
Who carries out your Structural Survey Amsterdam
Always one of our own inspectors. Premiumkeur is NHG-recognised (accepted for the Dutch National Mortgage Guarantee), NEN 2767 certified and works to NTA 8060. Our inspectors are trained as Integraal Woninginspecteur (IWI) and Integraal Funderingsinspecteur (IFI) and completed the KCAF course. Five of them live in Amsterdam.
The firm was set up by Fred Tokkie. He was a contractor from 1983 to 2009 and has inspected houses since 2009. More about Fred (in Dutch).
Our statement of independence. We have no business ties with anyone who earns from the sale: not the selling agent, not the buying agent, not mortgage advisers, valuers or notaries. We take no referral work, we do not recommend contractors or repair firms, and we do not survey for sellers. Breaking this statement counts as a breach of our contract with you.
From our files: four surveys in Amsterdam
Two cases from 2024 reports and two from our knowledge base. Addresses and names are left out, amounts are at the price level of that year.
Terraced house from 1725, Amsterdam-Centrum, January 2024
€ 24,700 needed now, most of it for the owners’ association (VvE), which according to our client was not active. In the front bedroom we measured raised moisture at old leak marks. From outside we saw faults in the lead flashings, partly fixed to the frame with roofing nails (€ 3,250). The anchor of the facade ornament was badly rusted (€ 1,400). Woodwork and painting: € 7,500, without scaffolding. Around the boiler flue someone had stuffed a cloth as a seal, which had to go straight away (€ 350 for a service). All windows had single glazing.
What this shows: when the VvE does nothing, shared maintenance piles up. The report advised discussing these costs with the sellers.
Upper-floor apartment from 1893, Amsterdam-West, August 2024
According to the seller the foundation had been fully repaired in 2023 and the building renovated in 2019. It showed: € 1,995 now and € 250 for improvements, all small items. Both double-glazed panes on one side of the second bedroom had failed, with condensation between the glass (€ 375). The cylinder of the front door stuck out too far, which makes it easy to break (€ 275). The boiler had no service stickers (€ 275 for a service), and the flue outlet was probably too close to the bedroom window of the neighbours upstairs.
What this shows: after a big renovation the issues sit in the details, and a flue next to a neighbour’s window can still cost money later.
Upper-floor apartment from 1888, Amsterdam, May 2026
A buyer asked us to survey a top-floor flat in a six-storey building with a VvE. To add the attic to the flat, load-bearing parts of the roof structure had been sawn away, and it was unclear whether there had ever been a permit. The windows let water in and the VvE had no money for repairs. Wood rot had been hidden under a metal plate. Immediate repairs came to about € 9,700, before the roof structure and the permit question.
What this shows: the buyer withdrew. A survey is not there to reject a home, but to let you decide with your eyes open.
Apartment building from 1881, Amsterdam city centre, April 2026
An above-ground foundation survey for an occupant in a five-storey building with a VvE. The front facade had sunk almost 20 cm and one window frame was visibly skewed. Floors showed height differences of more than 76 mm, and over 9 cm on a floor that had never been levelled. The stairs and roof had gone down with it, and the building had torn away from the adjoining wall. We advised replacing the foundation soon and retrieving the old bolt readings to establish how fast it is sinking.
What this shows: cracks had been filled and floors partly levelled during an earlier renovation. Only by measuring on several floors did the real tilt show.
Learn more before you buy
We wrote a lot in English for international buyers. Start with the knowledge base linked at the top of this page, then go deeper where your house needs it:
- Foundation investigation knowledge base: timber piles, foundation labels, measuring bolts and who pays when a row of houses needs new foundations.
- VvE maintenance plan knowledge base: how owners’ associations work and what an MJOP tells you about future costs.
- Monument Amsterdam knowledge base: buying a listed canal house, permits and what you may and may not change.
- Roof and facade leak investigation: how we trace leaks and what typically goes wrong on Amsterdam roofs.
- Mold and damp Amsterdam: rising damp, condensation and black mould, and why the cause is often somewhere else.
- Handover inspection Amsterdam: the snagging list on handover day, the 5% retention and the warranty period.
Frequently asked questions
Is a Dutch building inspection the same as a RICS Level 3 building survey?
Close, but not the same. Both are visual and non-destructive. A Dutch survey gives every defect a condition score under NEN 2767 and a cost estimate, but it does not include a foundation investigation. We can add a foundation quick scan on the same visit.
What does a pre-purchase building survey in Amsterdam cost?
€ 499 including VAT for a home up to 800 m³, plus € 0.50 for every extra m³. With a foundation quick scan (phase 0) it costs from € 898. Report in English: € 100 extra.
Why should expats choose their own building surveyor instead of the one the agent suggests?
The selling agent is paid when the sale goes through. A surveyor who gets regular work from that agent has a reason to keep the agent happy. That does not make every recommended surveyor bad, but you cannot check it. Pick your own and ask who else they work for.
How much time do I have to cancel if the survey finds serious defects?
Only as long as the contract allows. A building inspection condition (ontbindende voorwaarde) runs until a fixed date in the purchase agreement, often a short period. On top of that there is the legal cooling-off period of 3 days. Book the survey before you sign, or the day after.
Do you go onto the roof and into the crawl space?
Yes, when it is safe. We climb onto the roof and crawl all the way into the crawl space when there is enough height. Both are included in the price.
Does the report give repair costs?
Yes. Every defect has a cost estimate, split into costs that are needed now and costs you should plan for later. Buyers use it to renegotiate before signing.
How long does the survey take and when do I get the report?
The inspection takes 1 to 1.5 hours. You get the report within 2 working days.
Can I join the survey and ask questions in English?
Yes, please come. The inspector explains everything on site in English, and you hear the main findings before you leave the house. You can get the report in English for € 100 extra.
Can I get the report in English?
Yes. The inspector explains the findings on site in English, and an English report costs € 100 extra.
Valuation, mortgage and survey are three different jobs
In the UK a basic mortgage valuation is sometimes mistaken for a survey. The same confusion happens here. The bank wants a valuation report (taxatierapport) from a registered valuer. That report is about the value of the house, not about rotten joists or a leaning facade.
NHG, the National Mortgage Guarantee, can matter too. Because we are NHG-recognised, costs from our report can be taken into account for an NHG mortgage. Ask your mortgage adviser how it applies to your loan.
Contract terms British buyers often misread
There is no exchange and completion as you know it. You agree a price, and the selling agent then draws up the purchase agreement (koopovereenkomst). Once both sides sign, the deal stands.
A building inspection condition (ontbindende voorwaarde, also called bouwkundig voorbehoud) lets you cancel without penalty if the survey finds repairs above an agreed amount. That amount is the threshold (eigen risico): below it, you accept the repairs; above it, you can cancel or renegotiate. In a busy market sellers often refuse this condition. Our page on conditions for a building inspection (in Dutch) explains the wording.
Foundation surveys in three steps
- Phase 0, quick scan: floor levelling and facade measurements during the building survey. From € 898 together with the survey.
- Phase 1: more measurements and a written foundation report, without digging. € 699 to € 1,499. See phase 1 foundation investigation (in Dutch).
- Phase 2: we dig down to the foundation and check the piles or brickwork. From € 3,000. This gives the most certain answer.
Foundation repair in Amsterdam starts at around € 2,500 per m² of floor area, and from about € 3,500 per m² with a basement. That is why phase 0 is worth the extra money on any older house.
Roof and crawl space: the parts that get a quick look
The roof and the crawl space are where we find the most expensive defects, and they are also the places many inspectors only glance at. A photo from the attic window, a look through the hatch with a torch. That is not a survey of the roof or the floor.
We go up when it is safe, and for high roofs we can bring a cherry picker. Under the floor we crawl as far as the space allows. Ask any surveyor you are thinking of hiring how they handle both.
Buying a flat: check the VvE and the MJOP
Most homes in Amsterdam are apartments, and every apartment building has an owners’ association, the VvE (Vereniging van Eigenaars). The roof, the facade, the foundation and the crawl space usually belong to all owners together. If the VvE has no savings, a big repair lands on you as an extra contribution.
Ask for the MJOP (meerjarenonderhoudsplan, long-term maintenance plan), the annual accounts and the minutes of recent meetings. Banks often ask for these too. No MJOP? We can draw one up during the survey; read about our maintenance plans for Amsterdam (in Dutch).
No sugar on top
Premiumkeur works from the perspective of the home buyer, and Fred doesn’t sugarcoat things. I would recommend Premiumkeur to everyone!
Review on Google, 5 stars
A forensic look at the roof
Daan was extremely thorough and detailed in his inspection for me of a property that had a number of questions marks around it. He approached the property with a forensic level of scrutiny including surveying the roof. Also, on top of his professionalism, he’s a great guy, very easy to chat with and happy to give his honest advice. Daan is looking out for you.
Review on Google, 5 stars
A canal house and a lower price
For everybody who is interested in buying real estate in Amsterdam and in need of a technical building inspection, I highly recommend Fred Tokkie – Premiumkeur BV. Fred is independent and guards your interests very highly. As a former contractor Fred has a lot of experience in construction and knows the costs of repairs or renovations. Fred inspected for me a monumental canal house in the city center. Freds technical report, in which the problems and repair costs are clearly described, also helped greatly in reducing the purchase price.
Review on Google, 5 stars
Foundation and structure in one visit
Daan is very professional and flexible. He provided some very usefull information during our foundation and structural inspection. Highly recommended if you are looking to do inspection of your existing and / or new house.
Review on Google, 5 stars
Hidden defects: Dutch law puts the burden on you
In Dutch law the seller has a duty to tell you about defects they know of (mededelingsplicht). You, as buyer, have a duty to investigate (onderzoeksplicht). If a defect could have been found by a reasonable inspection and you skipped it, a claim against the seller is hard to win.
So a hidden defect is often simply a defect nobody looked for. The foundation is the biggest one in Amsterdam. Measuring takes a laser and an hour of work, which is why we do it on site instead of writing “further investigation recommended”.
Pitfall for expats: the surveyor on the agent’s list
Agents in Amsterdam tend to work with a fixed circle of surveyors, valuers, notaries and contractors. That is convenient, and it also creates a conflict of interest. The agent earns when you sign. A surveyor who depends on that agent for work is in an awkward position when the house turns out to need a new foundation.
We are not saying every recommended surveyor works badly. We are saying you cannot tell from the outside. That is why we do not work with agents at all.
The Dutch MacGyver
Fred is the dutch macgyver. he is going into every corner in the house that u wish to buy, sayings all the trout in the face. this guy is a must before buying a house.. he has all the knowledge about houses and materials. 5 stars!
Review on Google, 5 stars
A stubborn roof leak
I reached out to Fred after having a stubborn leak in our roof to get an independent point of view, since every roofer seems to have a different opinion on the sources of leaks. He was very thorough in his approach, and provided advice on how to address the problems he uncovered. Fred even came by a second time as the weather conditions weren’t optimal during his first visit. I now feel more informed about the state of my roof, and feel more confident in dealing with roofers to address the issues going forward.
Review on Google, 5 stars
A house from the 1930s, room by room
Bo provided a very deep building inspection for a house we wanted to buy built in the 1930’s. He took his time and went through every single room, wall, section of the house and garage. Found some interesting issues with the house which we would’ve never spotted ourself. We are extremely grateful for your time and extra effort you’ve provided.
Review on Google, 5 stars
Avoiding a serious mistake
Fred was fantastic. He was responsive, professional, and provided valuable advice during the building inspection. I would highly recommend his services if you are looking to purchase an apartment in Amsterdam and want to avoid making a serious mistake.
Review on Google, 5 stars
Expats buying a first home
My girlfriend and I were looking for a new place in Zaandam. Being this our first home, we were highly unexperienced in both the buying process and the assesment of the house itself. On top of that, more difficulties came from the fact that we are expats, making it harder to collect trustworthy opinions and information. Fred proved to be an irreplaceable asset, providing insights on both the estate conditions and the fair price.
Review on Google, 5 stars
A mixed-use property
Professional from start to finish. Excellent communication and fast time line. The tech report for my mixed use property was very thorough and highly detailed. Bo was eager to provide insight and clarification. Outstanding service
Review on Trustpilot, September 2025, 5 stars
Leasehold is not a survey item, but check it
Many homes in Amsterdam stand on municipal leasehold land (erfpacht). You own the building, the city owns the ground, and there can be a ground rent. That is a legal matter for the notary and your adviser, not for a building surveyor. We mention it because expats often assume the survey covers it. It does not.
Party walls and shared foundations
In a row of old houses, the foundation rarely belongs to one house. Neighbours often share a party wall (mandelige muur), and foundation repair usually has to be done for several houses at once. If the neighbours do not take part, you cannot simply fix your own part. Ask the agent whether the neighbours have had their foundation investigated, and ask for the report.
Five questions to ask any building surveyor
- Do you get work from estate agents, and from which ones?
- Will you go onto the roof, and up to what height?
- Will you go into the crawl space, or only look through the hatch?
- Do you measure the floors and facade, or only look for cracks?
- Does the report give a cost estimate per defect?
A good surveyor answers all five without hesitation.
A first flat
I was very satisfied with all advice given by Fred Tokkie. Being a starter and buying a flat for the first time is not easy, as it seems. There are many hidden things that you go or will go through, especially when it comes to construction survey. Premiumkeur / Fred brilliantly helped me by giving me a great advice.
Review on Google, 5 stars
What “nothing is known at the municipality” means
Ask the agent about the foundation of an older house and you will often hear: nothing is known at the municipality. That does not mean the foundation is fine. It usually means it has never been replaced. Ask for recent data on the foundation code and any measuring bolt readings, and have the house measured during the survey.
The equipment we bring
A moisture meter, a laser for levelling floors and facades, a thermal camera, and a 20-metre endoscope camera for chimneys and flues (a flue inspection costs extra). For crawl spaces that are too low to enter we have a robot with a video camera (also extra), and for high roofs a cherry picker. We also look for asbestos visually, without taking samples.
Measuring bolts: read the data with care
A house needs at least 8 measuring bolts for a reliable picture, but most Amsterdam houses only have them on the front facade. Old readings tell you little about today. We install new measuring bolts (in Dutch) and re-measure existing ones, so you know how the foundation is doing now.
Better than the first apartment
I am very impressed with Daan and his quick, professional approach and work. It’s my second apartment buying in NL, his check is far beyond and more detailed, through then what I have experienced earlier with other companies. Even the estate agent has been impressed! Thanks again for your help Daan!
Review on Google, 5 stars
Independent, as promised
Amazing service and truly an independent review! Recommend this inspection for efficiency, reliability and quality when it comes to most important steps to finding your home!
Review on Google, 5 stars
Surveying a listed building
A canal house that is a national or municipal monument has its own rules. You need a permit for many changes, and repairs must use matching materials. That makes repairs slower and often more expensive. We survey listed buildings (in Dutch) regularly and price repairs with that in mind.
After the survey: renegotiate before you sign
Once the purchase agreement is signed, the price is fixed. Before that, the report is your best argument. Sellers and agents take a cost estimate per defect more seriously than a list of worries. Several of our clients got a real price reduction this way, and others walked away from a house that would have cost them far more.
Second opinions and disputes
Did the seller provide a report and you doubt it? We carry out a second opinion (contra-expertise). We also write expert reports in disputes with contractors, roofers and neighbours, following the NIVRE code of conduct. Amsterdam construction lawyers and legal aid insurers regularly hire us.
Renovating? Record the starting point
Before you or your neighbours start building work, have the current condition recorded. That baseline survey (nulmeting) makes it much easier to prove later whether a crack was already there. More about the baseline survey (in Dutch). We also write damage reports for insurers.
Old house? Measure the foundation before you sign
There are more houses with a weak foundation in Amsterdam than most buyers expect. With a facade measurement and floor levelling during the survey, you know where you stand the same day. If the numbers are bad, you can still cancel or renegotiate. After signing, that option is gone.
Damp, woodworm and dry rot under the floor
Rising damp is common in Amsterdam and it attacks timber floor joists. Woodworm and dry rot (huiszwam) are things we find regularly. A physical crawl space inspection is included in the price, and we go in whenever it is safe and deep enough. More on our crawl space inspection page.
Basements and balconies
Basements let water in through walls, floors and light wells; see our basement inspection page. Balconies hide steel and concrete that can rust from the inside; see balcony inspection. Both get a closer look during the survey when the house has them.
What the report looks like
Photos of every finding, a condition score per building element, and a cost overview. The overview separates costs needed right away from costs you can plan for. Not sure what counts as needed right away? Read what immediate costs are (in Dutch).
A freshly renovated home is not a guaranteed good home
New floors and fresh paint look good on viewing day, and they also cover what was there before. In our reports, renovated homes mostly show small items, but now and then a renovation has hidden a sawn-through beam or filled cracks in a leaning building. We look at what is under the finish where we can, and we measure.
Quick and helpful
Quick responses, quick appointments and very excellent service! Very happy with the support received from Fred and Daan!
Review on Google, 5 stars
Booking your Pre-purchase Building Survey Amsterdam
Send us the address, the year of construction if you know it, whether it is a house or an apartment, and the date by which you need the report. For an apartment, ask the agent for the VvE documents straight away. And make sure we can reach the roof hatch and the crawl space hatch on the day.
Where we survey
We work across Amsterdam and the surrounding area. A few of our local pages (all in Dutch):
- Amsterdam-Centrum (in Dutch)
- Amsterdam-Zuid (in Dutch)
- Amsterdam-West (in Dutch)
- Amsterdam-Oost (in Dutch)
- Amsterdam-Noord (in Dutch)
- Amstelveen (in Dutch)
- Diemen (in Dutch)
- Weesp (in Dutch)
Other services
- Roof inspection Amsterdam (in Dutch)
- Damp investigation Amsterdam (in Dutch)
- Leak detection Amsterdam (in Dutch)
- Handover inspection for new-build homes (in Dutch)
- Splitting permit (in Dutch)
- All services and rates (in Dutch)
Read about us elsewhere
Premiumkeur has been in the press: NRC (2021), De Groene Amsterdammer (2023) and AT5, all in Dutch. What nearly 1,800 of our reports show is in Premiumkeur in figures (in Dutch).
Recent reviews on Trustpilot
Posted on Trustpilot without an invitation from us.
Tim Was great. Very professional and went above and beyond to make sure that the rising damp problem was correctly identified as a major issue. We hope he will continue to help us figure this building out!
Review on Trustpilot, October 2025, 5 stars
Finding him was the best decision. He’s incredibly professional and genuinely an expert in his field. Report came quickly.
Review on Trustpilot, September 2025, 5 stars
Contact details Premiumkeur Amsterdam
Premiumkeur B.V.
Heiligeweg 30
1012 XR Amsterdam
Phone: +31 20 773 6842
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130
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