Pre-Purchase Building Survey Amsterdam
If you’re British, you probably expect a pre-purchase building survey to be the most thorough look at a property you can get: structure, roof, damp, timber, the lot. In Amsterdam that look matters even more, because so many buildings are old, stand on timber piles and lean a little. This page is for expats and other international buyers who want the structural side of a purchase properly checked before they commit.
We are Premiumkeur, an independent firm of building surveyors on the Heiligeweg in Amsterdam. Fred Tokkie was a contractor from 1983 to 2009 and has surveyed houses since 2009. Clients rate us 4.9 stars from 704 Google reviews and 104 Trustpilot reviews: see Trustpilot or our English-language reviews.
☎ Ring +31 20 773 6842 or WhatsApp +31 6 2956 3190. The survey costs € 499 including VAT up to 800 m³ (€ 0.50 per extra m³), or from € 898 with the foundation risk check that we recommend for any building from before 1970.
Our general page for British buyers is Building Survey Amsterdam, and if you’re used to the HomeBuyer Report, read House Survey Amsterdam. Nederlands? Bouwkundige keuring Amsterdam (in Dutch).
How it compares with a RICS Level 3 survey
The Dutch bouwkundige keuring (building inspection) is visual and non-destructive, like a Level 3 building survey in England. We don’t lift floorboards or open walls. Where it differs: every defect gets a condition score under NEN 2767 and NTA 8060 and a cost estimate, split into work needed now and work to plan for. The foundation isn’t included as standard, which is why we combine the survey with a foundation risk check on older buildings.
You may also see it called a structural survey, a home inspection, a house inspection, a property inspection or a pre-purchase inspection. Here they all mean the visit of a building surveyor before you buy, and the report that comes out of it.
The foundation risk check (phase 0)
On the same visit we take level measurements across floors, sills and the facade, and we map cracks. Back at the office we check the municipal measuring bolt readings, the age of the building, the street’s history and known foundation work nearby. You get a clear view of the risk: low, worth investigating, or high. Together with the survey it starts at € 898.
When the risk check calls for more
A foundation investigation phase 1 adds archive research, more measurements and a crack analysis: € 699 for a standard house, € 1,499 or more for a large or complex building. Phase 2 means digging an inspection pit at the foundation, measuring the piles and sometimes taking timber samples, from € 3,000 excluding VAT plus the excavation. We inspect the pit ourselves; a specialist firm does the digging. More on Foundation Inspection Amsterdam and in our foundation investigation knowledge base.
The building surveyors who carry out your survey
Fred Tokkie, Tim Hollenberg, Daan, Bo Schreurs, Moja Reus and Dirk Overduin. They all worked in construction before they became surveyors, and several completed the KCAF course on foundation research. We are not a member of KCAF, but we work to its guideline.
Premiumkeur is NHG-recognised. We only act for buyers, not for sellers, and we don’t work with estate agents. The report is in Dutch; an English translation costs € 100 extra.
Three surveys with a structural story
Prices are at the level of the year of the survey. Addresses and names are left out.
Flat from 1940 in Oud-West, December 2025
Surveyed with the foundation risk check. We went into the crawl space, which was completely dry. Moisture readings in the timber joists were under 12%, which counts as dry, and we saw no rot, active woodworm or fungus. We did find an old cast-iron sewer pipe with clear corrosion, to be replaced in time (€ 2,500). The fascias and frames of the flat upstairs needed € 8,000, and the chimney € 2,250.
What this shows: a good crawl space is real news. It’s one of the strongest signs that the structure is sound.
House from 1718 in the canal belt, January 2026
Surveyed with the foundation risk check. The front facade showed no serious cracks or subsidence. The stone front steps had sunk, because they had no foundation of their own, and will keep sinking. We advised measuring bolts on the steps to follow the speed. The roofing underlay was no longer watertight, and there were damp patches in the attic. The seller said the neighbours caused them. Fred thought that was likely for some leaks, but not all, and advised further investigation. Painting the rear facade was € 16,000.
What this shows: a cause given by the seller is a starting point for the survey, not its conclusion.
House from 1906 in Amsterdam-Zuid, February 2026
There was a significant crack in the balcony structure that could affect its safety, with € 5,000 for structural repair. The exterior paintwork was in poor condition (€ 6,500), the facade needed repointing within a few years (€ 12,000) and the wall anchors needed work (€ 600). In the bathrooms we couldn’t see any earthing.
What this shows: balconies on old buildings are structure, and they belong in the survey.
Further reading on structure and foundations
- Structural Inspection Amsterdam: load-bearing walls, floors and roof timbers in older buildings.
- English knowledge base: all background and cases in one place.
- Buying a House in Amsterdam: the Dutch purchase process for expats.
- House Inspection Amsterdam: inspecting a whole house rather than a flat.
- Pre-Purchase Inspection Amsterdam: when to book in a fast market.
- Property Inspection Amsterdam: investors, listed and mixed-use buildings.
- Home Inspection Amsterdam: the same subject for American buyers.
- Crawl space inspection: what we look for under the floor.
- Knowledge base foundation investigation phase 1: what a phase 1 investigation includes, how long it takes and what it costs.
- Knowledge base foundation investigation phase 2: inspection pits, pile measurements and timber samples.
- VvE maintenance plan Amsterdam knowledge base: owners’ associations, the MJOP and the reserve fund.
- Monument Amsterdam knowledge base: buying and maintaining a listed building.
- Handover inspection knowledge base: the snagging list and the handover of a new-build home.
- Pre-construction survey knowledge base: recording the state of your home before the neighbours start building.
Building survey questions
What British and other international buyers ask before booking a survey in Amsterdam.
Scope of the survey
Is a pre-purchase building survey in Amsterdam the same as a structural survey?
Close to it. We look at the structure, roof, facades, floors, damp and installations, visually. Add the foundation risk check and you cover the part a UK survey never needs to: the timber piles.
Do you open up walls or floors?
No, the survey is non-destructive. If something can only be confirmed by opening up, we say so and explain what it would take.
Timing in the Dutch process
Is there an exchange of contracts like in England?
Not quite. The purchase agreement is signed soon after the price is agreed. After the 3-day cooling-off period you are bound, unless a condition such as a building survey condition still applies. So the survey comes first, or within that condition.
How quickly can you survey?
Often the next working day. The report follows within two working days.
Foundations
What does foundation repair cost in Amsterdam?
It varies a lot. In our reports we’ve seen estimates of tens of thousands of euros per flat and well over € 100,000 for a whole building. The number of neighbours who join in makes a big difference.
Do you give a guarantee on the foundation?
No. Any foundation investigation is a snapshot. A foundation can deteriorate quickly, so an honest surveyor can’t guarantee the future.
Flats and owners’ associations
Who pays for structural repairs in a block of flats?
The owners’ association (VvE), from the reserve fund or a special levy shared by all owners. Check the maintenance plan (MJOP) and the reserve fund before you buy.
Can you look at the VvE documents?
Yes. Send us the minutes, the MJOP and the reserve fund figures and we’ll compare them with what we find.
Language and report
Is the report in English?
It is written in Dutch. We translate it into English for € 100 extra. The surveyor explains everything in English during the survey.
Will my lender accept the report?
Premiumkeur is NHG-recognised, and lenders that ask for a building report accept ours.
Photos underneath, left to right: 1. inspector checking roof tiles high above an Amsterdam street; 2. inspector on a flat roof between dormers, with Amsterdam rooftops behind him; 3. a long crack running across a plastered wall and ceiling; 4. inspector with safety harness on a roof terrace.
Advice on an old foundation
Called for advice about a foundation in an old building in Amsterdam. Got very friendly and extensive expert advice. Many thanks!
Review on Google, July 2019, 5 stars (translated from Dutch)
Films: phase 0 and a crawl space
The first video shows a foundation risk check on an Amsterdam building, the second a crawl space survey. Both are in Dutch, and both show the level of detail you can expect from a structural look at an old building.
Timber piles: the part no UK survey covers
Most of Amsterdam before about 1970 stands on wooden piles driven into the soft ground. As long as they stay wet, they can last for centuries. Problems start with bacterial decay, piles that were too short, or old repairs. You’ll see it above ground as sloping floors, cracked facades and doors that stick. A survey that ignores this ignores the biggest structural risk in the city.
Films: a listed building and a gutter
Next, in Dutch: how we survey a listed building in Amsterdam, and a leak investigation at a gutter. Damp from gutters is a common cause of rot in joist ends.
The burden is on the buyer
Dutch law expects the buyer to investigate. The seller has to disclose what he knows, but defects you could have found with a normal survey are your problem afterwards. The pre-purchase building survey is how you do your part.
Choose your own building surveyor, not one from the agent’s network
Because the Dutch system is new to you, it is natural to follow your agent’s suggestions. Keep in mind that the agent is paid when the sale goes through. A surveyor who gets a lot of work through agents has an interest in that relationship, and the same is true for a buying agent. With foundations that is a real risk: a foundation problem can end up described as smaller than it is.
So choose your surveyor yourself, even if the agent or the mortgage adviser recommends a ‘partner’. You’re always free to bring your own. Ask: Do you receive work or fees from estate agents or mortgage advisers? Will you go into the crawl space and onto the roof where it is safe? Do you assess the foundation? Can you confirm your independence in writing? Read the terms and conditions for a ‘global’ survey and for limits on roof, crawl space and foundation.
Premiumkeur doesn’t work with estate agents or mortgage advisers, pays or receives no fees, doesn’t recommend repair firms and doesn’t survey for sellers.
Photos underneath, left to right: 1. moisture meter against a damp wall with blistering paint, the kind of reading we take in basements and ground floors; 2. crack investigation in an Amsterdam building, with measurements and photos; 3. inspector in a back garden looking up at the rear facade; 4. inspector on the flat roof of a large owners’ association building, with the city behind.
Questions about a foundation answered
Got in touch with Fred for a project in Amsterdam with questions about the foundation and a possible investigation. Fred answered my questions very extensively and gave me insight into the foundation issues in an extremely competent way.
Review on Google, April 2019, 5 stars (translated from Dutch)
Leaning facades and sloping floors
Many Amsterdam buildings lean forward or to one side. Some have done so for a century and are stable; others are still moving. A level measurement tells you how far out a building is. The municipal bolts tell you whether it is still moving. Only the two together say something useful.
Photos underneath, left to right: 1. inspector climbing an orange tiled roof; 2. fred Tokkie measuring old timber foundation piles in an inspection pit with a ranging rod; 3. inspector standing on the roof of a house to check it from above; 4. measuring heights at the front door of a brick facade for a level survey.
Load-bearing walls, joists and roof timbers
In older buildings the joists rest in the brick walls. If the walls have been damp for years, the joist ends rot. We look at the joists from the crawl space and the attic, at the roof timbers, purlins and rafters, and at walls that were removed or opened up in earlier renovations. If a steel beam has been added, we check how it sits.
No survey when it wasn’t needed
Knows his stuff. Based on my story I got advice for my cellar, and in consultation no inspection was done, simply because it is not necessary. The cellar is fine and dry. Next time, when I really do need an inspection for the purchase of a new home, I know where to go. To Bouwkundige Keuring Amsterdam.
Review on Google, January 2018, 5 stars (translated from Dutch)
Photos underneath, left to right: 1. inspector climbing a tiled pitched roof; 2. a roof being renewed, with new underlay and battens; 3. front of a family home with a dormer and white fascias; 4. hand pointing at weathered chimney brickwork.
Cracks: harmless or a warning
Shrinkage cracks in new plaster are common and harmless. Diagonal cracks over windows, cracks that run through the brickwork, and cracks that get wider are a different matter. We map them, photograph them and link them to the level measurements.
Films: why independence matters, and cracks
Two more videos in Dutch: Fred on why we only work for buyers, and a crack investigation on an Amsterdam building.
Balconies, concrete and steel
Balconies from the early twentieth century were often built with steel beams in the brickwork; later ones in concrete. Rusting steel and concrete rot (exposed, rusting reinforcement) are structural defects, not cosmetic ones. The 1906 house above is an example.
A survey and the building archive
We came to Fred Tokkie through an article in De Groene Amsterdammer. We asked Fred to carry out a building inspection and also to study the building archive made available by the seller. Fred gave us very good advice, taking all the time he needed to explain his findings to us. Fred spared no effort in his investigation; in several phone calls and emails he explained in fine detail what everything meant. For the next purchase of a home we will certainly call Fred again.
Review on Google, November 2023, 5 stars (translated from Dutch)
Photos underneath, left to right: 1. serious cracks in the brickwork of a house that point to movement of the foundation; 2. inspector looking at the rear facade of a listed building from the garden; 3. roof tile lifted to show the underlay foil beneath; 4. fred Tokkie smiling from a crawl space hatch.
Five questions for your building surveyor
- Will you go into the crawl space and the loft?
- Do you check the municipal measuring bolt data?
- Does the price include a cost estimate per defect?
- Do you take work from estate agents?
- Can I come along and ask questions on site?
Our answers: yes, yes, yes, no, and please do.
After reading De Groene Amsterdammer
After reading the article about Premium Keur in De Groene Amsterdammer, we were sure we wanted them to inspect our home. The inspection itself was a pleasant experience. Daan took us through the condition of the house from A to Z and could answer our many questions. The way Premium Keur works really inspires trust. A good check on the housing market in this way, one that is truly independent!
Review on Google, October 2023, 5 stars (translated from Dutch)
Photos underneath, left to right: 1. finger pointing at cracked mortar under ridge tiles; 2. an old farmhouse with a red tiled roof; 3. inspector with a headlamp checking a pipe in a crawl space; 4. inspector examining a skylight on a flat roof.
Buying a flat in an old block
With a flat, the structure belongs to all owners together. The VvE decides on foundation repair, and you pay your share. That is why we look at the whole block as far as we can, and why the maintenance plan and reserve fund matter as much as the survey of your own flat.
Photos underneath, left to right: 1. underfloor heating manifold and pipes in a cupboard; 2. finger pointing at a crack through the bricks and mortar of a wall; 3. finger pointing at worn and eroded brickwork; 4. display of a moisture meter during a damp check.
Crawl spaces: where structure and damp meet
We go into the crawl space wherever the hatch can be opened safely. We measure the moisture in the joists, look for rot, woodworm and fungus, and check the condition of the sewer pipes and the foundation walls. A dry crawl space, like the one in the 1940 flat above, is one of the best things we can report.
Bolts in the facade, and a baseline
Measuring bolts in the facade allow the city, and us, to follow how a building moves. For your own building we can place bolts and do a zero measurement, so that later readings show any movement. That is also useful when the neighbours renovate or a street is dug up.
Photos underneath, left to right: 1. inspector checking the roof tiles on an Amsterdam house for cracks and loose tiles; 2. finger pointing at a crack in brickwork above a stone sill; 3. inspection of a box gutter between two roofs; 4. inspector crouching to check the base of a facade next to scaffolding.
A careful look at the structure
It is a very reliable structure valuation provider! I am very happy that I find them, they inspected house very carefully, explained the cause and potential consequence! A truely independent and trust -worthy provider!
Review on Google, April 2020, 5 stars
Damp, timber decay and woodworm
Rising damp, condensation and leaks each need their own remedy. Timber decay ranges from wet rot to brown rot and, rarely, dry rot. Woodworm and deathwatch beetle turn up in old roof timbers. We say what we see and how sure we are, and we advise further investigation where it is needed.
Read the reviews and booked
I was looking for a boukundige with good reviews and came across Premiumkeur. If you are looking for great service – do yourself a favour and read through the reviews people leave for them. Bo was great and talked us through the whole process afterwards – would definitely recommend 10/10
Review on Google, 5 stars
When the survey says don’t buy
Now and then the honest advice is to walk away. A foundation that needs repair while the neighbours won’t cooperate, or a structure that has been badly altered, can cost more than the house is worth to you. Better to hear it before you sign.
Photos underneath, left to right: 1. hand pointing at a fine crack in a white wall; 2. fred Tokkie at the basement window of a canal house; 3. inspector pointing at a crack in a plastered wall; 4. inspector on a roof terrace after climbing a ladder to trace a leak.
Disputes and second opinions
If you disagree with a builder, a seller or another surveyor about a structural issue, we can do an independent second opinion. A contra-expertise starts at € 599, and we stand by our findings if they’re questioned.
Renovating after the purchase
Planning to remove a wall, add a floor or open up a roof? Tell us, and we survey with those plans in mind. Some changes need a structural engineer and a permit; we tell you which ones.
Photos underneath, left to right: 1. view over Amsterdam roofs and a church spire from a roof we inspected; 2. inspector checking the glass roof of a rear extension; 3. inspector inside the crawl space under a ground floor, checking joists and damp; 4. inspector walking a flat roof with Amsterdam houses behind.
Survey first, then the valuation
The lender’s valuer (taxateur) values the property for the bank and doesn’t look at the structure in detail. The survey is for you. Do it first, so the valuation isn’t the only report you have.
Extra tips on a building project
Just spoke to Fred such a knowledgeable and great guy who went the extra mile to give me many tips and a lot of useful information regarding my building project not only on foundation research but other parts of my construction project too. I really appreciate this and recommend him to whoever else is confused with their construction plan.
Review on Google, 5 stars
Photos underneath, left to right: 1. inspector standing at the ridge of a tiled roof; 2. an apartment balcony with white railings, checked during a balcony inspection; 3. inspector checking roof tiles up close with a measuring device; 4. view down through an old floor hatch into the crawl space.
Roofs on old buildings
Slate, tiles, zinc and bitumen, each roof has its weak spots. On old buildings we look at the roof timbers from inside, at the lead and zinc work, and at box gutters between roofs. If it’s not safe to go up, we say so and advise a roofer’s inspection. Our roof inspection knowledge base explains more.
Good advice during the check
Fred gave good advice during the check, but was also open to help afterward with some questions during the renovation. Good communication, insights and dedication.
Review on Google, 5 stars
A freshly renovated building
New finishes look good on a viewing, but they also cover up what was there. After a renovation we pay extra attention to the structural changes: removed walls, new openings, beams and the joists under a new bathroom.
Reassurance and solutions
Mr Fred, is a very helpful person, his advice gave me reassurance and lots of possibilities on different solutions, I would like to thank him very much for all the help and the tips
Review on Google, 5 stars
Photos underneath, left to right: 1. roof inspection on a monumental canal house in Amsterdam; 2. surveyor taking level readings with an instrument on a tripod in an Amsterdam street; 3. inspector on a red tiled roof next to a flat roof with standing water; 4. inspector at the edge of a flat roof overlooking water and green space.
Arranging your survey
Send us the address, the year of construction and your deadline. Tell us if you want the foundation risk check. We confirm by return. Calling or WhatsApp is quickest; the contact page is in Dutch.
Where we carry out surveys
- Amsterdam-Centrum (in Dutch)
- Amsterdam-Zuid (in Dutch)
- Amsterdam-West (in Dutch)
- Amsterdam-Oost (in Dutch)
- Weesp (in Dutch)
Related services
- Balcony inspection
- Basement inspection
- Foundation investigation (in Dutch)
- All services and rates (in Dutch)
Our work in the press
Our work has featured in De Groene Amsterdammer (2023) and AT5, both in Dutch. Our films are on YouTube.
Independent, in their words
From Google.
Great. In the world of buying houses, especially in Amsterdam, Premiumkeur B.V. is exactly what you need: transparent, thinking along, knowledgeable and totally independent. If you are buying a house: always Premiumkeur!
Review on Google, July 2024, 5 stars (translated from Dutch)
Great experience. I highly recommend Premiumkeur! I consulted them for a roof inspection including a leak investigation. Already the very first contact via phone was friendly, professional and supportive. Fred was available right away and provided an independent second opinion on the state of the roof and terrass. He took a lot of time to explain the source of the leaks and resulting damages to us. He also provided expert advise on who is responsible for the repairs. This was extremely helpful for us in the further process with other parties involved. The final technical report is very detailed and all problems are clearly described. Hands down, the best service: truthful, thorough and valuable.
Review on Google, 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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