New build inspection Amsterdam
Buying a new build apartment in Amsterdam, perhaps off-plan from a floor plan and a brochure? Then the home you pay for does not exist yet when you sign. This page is for expats and international buyers in that position. We explain how buying new works in the Netherlands, where it tends to go wrong, and what a building surveyor does for you before and at the handover. Call it a new build inspection, a snagging survey or a building survey Amsterdam: the aim is to find defects while the builder still has to fix them.
Premiumkeur is rated 4.9 stars from 698 Google reviews and 100 Trustpilot reviews (see our profile on Trustpilot). The inspection of a new build home, report included, costs € 499 including VAT. Report in English: € 100 extra. Our other services and rates (in Dutch) are listed separately.
☎ Phone +31 20 773 6842, or email us.
New to buying in the Netherlands? Start with our English knowledge base on buying a home in Amsterdam. Also looking at existing homes? Read Building Inspection Amsterdam. You can watch our inspection videos on YouTube.
Nederlandstalig? Lees onze pagina Opleveringskeuring Nieuwbouw Amsterdam.
From signing to the keys
A Dutch new build purchase usually comes with two agreements in one: a purchase agreement for the land or the apartment right, and a construction contract with the builder, together called the koop-/aannemingsovereenkomst. You pay in instalments as construction progresses. Months, sometimes years later, the builder invites you to the handover.
There are three moments when an independent building surveyor makes a difference:
- the viewing days during construction (kijkdagen), when mistakes can still be seen before they are covered up;
- the pre-handover inspection (vooroplevering), a few weeks before you get the keys;
- the handover itself (oplevering), when the defects are written into the official report that you and the builder sign.
At the handover of a new build home we find 21 defects on average. Most are small. A few are not, and those are the ones you only want to discover once.
Several buyers in the same building can book together. A group discount is always open for discussion, and one inspector who sees all the apartments knows which construction faults were already found next door.
The extra work checked as well
We too contacted Premiumkeur because of the good reviews. Spoke and emailed with Bo Schreurs, who came to do the inspection/pre-handover of our new build apartment.
Bo took plenty of time to go through all the points with us and the builder, and gave us extra information where needed. The extra work items were also assessed separately. The way all of this happened was open, professional and very pleasant for all parties.
We received the inspection report soon afterwards and it was extensive, clear and complete. In short, we were extremely satisfied and want to thank Bo Schreurs for his professional help. An excellent service from Premiumkeur.
Review on Google (translated from Dutch), June 2023, 5 stars
A new build apartment in Amsterdam-Noord
Fred did the pre-inspection of my new build apartment in Amsterdam Noord.
He is a craftsman through and through. I was more than satisfied. He expertly guided me through the pre-handover and showered me with tips and tricks!
He has a sharp eye for detail and was well prepared; lights, laser measuring equipment. He had everything with him. Because you don’t buy a house every day, it is great to have an expert at your side who can explain things well and patiently, so that you understand yourself what it is about. Thanks Fred! When I have the key I will raise a glass to you!
Review on Google (translated from Dutch), May 2019, 5 stars
New build apartment Amsterdam: what we check
A building survey Amsterdam buyers of older homes book looks mainly at maintenance and the foundation. In a new build we look at workmanship. We go further than a visual walk-through: with an infrared camera, levelling instruments and an endoscope camera we look at, among other things:
- floors and walls: are they level and flat enough for the floor and kitchen you ordered;
- window frames, glazing and sealant: damage, gaps and missing seals;
- balcony or roof terrace: drainage, edges and railings;
- bathroom and toilet: tiling, sealant and the connections around the shower;
- installations, as far as they are visible: meter cupboard, ventilation and heating;
- damage from the building work: scratches, chips and dents in doors and frames.
All of it goes into a report with photos. You hand it to the builder, and you keep it for the maintenance period after the handover. That is also when the 5% rule comes in: you may pay the last 5% of the contract price into a deposit with the notary, and that money stays there for three months after the handover. The handover inspection page explains how that works.
A new VvE from day one
When you buy a new build apartment in Amsterdam, you automatically become a member of the owners’ association, in Dutch the Vereniging van Eigenaars or VvE. The VvE owns and maintains the shared parts of the building, such as the roof, facades, foundation and stairwells. Which parts are shared is set out in the deed of division (splitsingsakte). In a new building the VvE starts from zero: no reserves and no maintenance history.
That makes the first years important. The shared parts are often handed over to the VvE separately from your own apartment, so ask who checks them on behalf of the owners. And see that the VvE gets a long-term maintenance plan (meerjarenonderhoudsplan, MJOP) early. Dutch banks often ask for one when apartments are sold, and it shows each owner how much to set aside every month.
A realistic snapshot of the property
Recently we purchased a house in Amsterdam and we assigned Fred to do our technical inspection. I cannot recommend enough his service – he was extremely attentive, did a thorough inspection, had a critical eye and noticed every aspect of the house that require work or could result in future investments.
Fred is definitely the person you want on your side to help you get a realistic snapshot of the condition of the property. He’s also very knowledgeable about different aspects- roof work, foundation, construction work, elevators etc and served as an advisor to us during the whole process.
Review on Google, November 2021, 5 stars
Beginner questions, answered in English
Very professional and friendly service. Daan explained everything thoroughly and took time to answer my beginner questions in English as well. I can only recommend his service!
Review on Google, May 2026, 5 stars
Delivered as a shell: plan the fit-out early
Many new build homes in Amsterdam are delivered as a shell, in Dutch casco. The walls are delivered ready for wallpaper, which in practice means they still need plastering and painting. The floors usually have no finish yet. And depending on what you chose when you bought, there may be no bathroom yet either.
Fred Tokkie, who founded Premiumkeur, was a contractor from 1983 to 2009 and has inspected houses since 2009. He can tell you roughly what this work should cost and whether a change you have in mind is possible. Just ask. We don’t recommend contractors, so the advice stays independent.
Three tips before the tradespeople arrive
- Talk to a contractor well in advance and book early. You want to move in soon after the handover and keep the months of paying rent and mortgage at the same time short.
- Don’t assume everything in a new build home is straight and level. Have every tradesperson measure on site before they order materials.
- Anhydrite floors hold a lot of moisture, even when they look dry. Once the underfloor heating goes on, that moisture comes out and can ruin a new floor. Have the exact moisture content measured first, and let the person laying the floor do it, so the responsibility stays with him.
Two cases from our files
Two short cases from our knowledge base about owners’ associations in Amsterdam. Addresses and names are left out. Amounts are estimates from the report, at the prices of that year.
Amsterdam-Centrum, 2018: recent roofing that already leaked
An apartment building from 1991 with four floors and a VvE. The roofing was recent, but there were leaks shortly after it was laid, and the author of the maintenance plan doubted the workmanship. The glass roof structures were not fixed well enough and the sealant joints of the concrete elements were poor. Total over the ten-year plan: € 34,000 at 2018 prices. What it shows: even recent work needs a yearly check of sealant and seams.
Amsterdam-West, 2018: defects after a renovation
An apartment building from 1927 with four floors and a VvE, where three homes had been renovated in 2010 and 2011. In those homes the ceilings of the meter cupboards were not fire resistant, a sleeve around the gas pipes was missing, the bathroom earthing was mostly not in order and drains were linked together. Direct costs € 8,070, total € 32,070 at 2018 prices, and the gas pipes, earthing and drains were not even estimated yet. What it shows: mistakes in new work lead to costs nobody can reserve for until someone looks.
Learn more before you buy
We put a lot of English information online, because most Dutch property sites only exist in Dutch. Good places to continue:
- Knowledge base on buying a home in Amsterdam (linked at the top of this page): contracts, clauses, foundations and repair costs, all in one guide.
- VvE maintenance plan Amsterdam knowledge base: how the owners’ association and its MJOP work, with cases from Amsterdam buildings.
- Knowledge base foundation investigation: what a foundation survey is and why it matters in Amsterdam, useful if you compare a new build with an older home.
- Monument Amsterdam knowledge base: rules and risks when a building is listed.
- Handover inspection Amsterdam (linked above): the handover day, the snagging list, the 5% rule and the guarantee period explained step by step.
- Reviews in English: experiences of international buyers with our inspectors.
Questions expats ask about a new build inspection
What does a new build inspection in Amsterdam include?
We check the finished home against what you bought: floors, walls, window frames, glazing, sealant, bathroom, balcony or roof terrace and the visible installations. You get a report with photos that you can hand to the builder.
When should I book an inspection for a new build apartment in Amsterdam?
As soon as you know the date of the pre-handover inspection or the handover. If the builder organises viewing days during construction, those are worth a visit too, because some mistakes disappear behind plaster and tiles later.
Why would expats need a building survey for a brand-new home?
Because new does not mean free of defects, and the Dutch system expects you to point them out yourself at the handover. Expats often don’t know the paperwork, the deadlines or the 5% rule. A building surveyor knows what to look for and what to have written down.
Is my new build home covered by Woningborg or SWK?
Many new build homes are, but not all. Check your purchase and construction contract. Under the Woningborg scheme the general guarantee runs for six years and serious defects up to ten years, counted from three months after the handover.
Does the Wkb change anything for me as a buyer?
For contracts signed after 1 January 2024, the builder stays liable for defects that were not discovered at the handover, unless they cannot be attributed to the builder. The builder must also remind you in writing of your right under the 5% rule.
My apartment is delivered as a shell (casco). What should I plan for?
Plastering and painting the walls, a floor finish and, depending on your choices, a bathroom and kitchen. Book trades early, have everything measured on site and have anhydrite floors tested for moisture before the floor goes in.
What is a VvE and why does it matter for a new build apartment?
The VvE is the owners’ association of the building. It owns and maintains the shared parts, such as the roof and facades. In a new building it starts without reserves, so an early long-term maintenance plan (MJOP) helps owners save in time.
Can several buyers in the same project book together?
Yes. A group discount for several inspections is always open for discussion, and one inspector who sees several apartments quickly spots the defects that repeat.
Can I get the report in English?
Yes. The inspector explains the findings on site in English, and an English report costs € 100 extra.
How do I book an inspection?
Call Premiumkeur on +31 20 773 6842 or email premiumkeur@gmail.com. Our office is at Heiligeweg 30 in Amsterdam.
What clients say on Trustpilot
The reviews below were posted on Trustpilot without an invitation from us. Premiumkeur averages 4.9 stars from 100 Trustpilot reviews and 4.9 stars from 698 Google reviews (October 2026).
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
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
Contact Premiumkeur Amsterdam
Premiumkeur B.V.
Heiligeweg 30
1012 XR Amsterdam
Phone: +31 20 773 6842
WhatsApp: +31 6 2956 3190
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130
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