Monument Amsterdam knowledge base

This knowledge base is based on almost 2,900 of Premiumkeur’s own reports from 2013–2026: building inspections, foundation surveys, roof, damp and crawl space inspections and maintenance plans.

A seventeenth-century canal house, a merchant’s house on a side street or a municipal monument from the 1920s: in Amsterdam you often buy more history than you can see at first glance. That history has a price. A monument needs different maintenance and different materials, and sometimes a permit where you could decide for yourself with an ordinary house. This knowledge base is about the building side of buying and owning a monument. It is based on our own inspection reports of listed buildings in Amsterdam and the surrounding area.

Nederlandse versie: kennisbank monument Amsterdam

We are Premiumkeur, a group of building inspectors with our head office on the Heiligeweg in Amsterdam. We inspect according to NEN 2767 and NTA 8060. We do not carry out repairs ourselves and we do not recommend contractors or restoration firms.

In short

• Not every old building is a monument. A rijksmonument (national monument), a gemeentelijk monument (municipal monument) and a beschermd stadsgezicht (protected townscape) are different things, with different rules. A “monumentaal pand” (monumental building, no legal status) in a listing often has no status at all.
• Routine maintenance with the same materials, detailing and colour has not needed a permit again since 1 January 2025. For changes, such as repointing the whole facade or replacing historic glass, you usually need an omgevingsvergunning (environmental permit).
• We have read through 75 of our own reports on monuments in Amsterdam from 2018 up to and including 2026, and for comparison 113 monument reports from Amsterdam, Haarlem and other places. Damp, leaks, the roof, wood rot and the foundation come up most often.
• In the building inspections of Amsterdam monuments, the median of the cost table was € 36,000. In 9 of the 29 inspections with a cost table the amount came to € 100,000 or more, almost always because of the foundation.
• The low-interest loan many owners ask about, the Restauratiefonds-hypotheek (Restoration Fund mortgage), is only for rijksmonumenten. For a gemeentelijk monument in Amsterdam there is a separate loan via the Amsterdams Restauratiefonds.
• Have a building inspection done before you buy, and for buildings on houten palen (timber piles) add a quick scan of the foundation.
• According to its own terms, Monumentenwacht only inspects what is visible and safely accessible. With a monument we also go into the crawl space and measure the foundation. Damp and foundations are the two biggest risks of Amsterdam monuments.

1. What is a monument?

In Amsterdam four terms get mixed up.

The word “monumental” in a listing therefore says nothing about the status. An estate agent will quickly call a building from 1900 with nice ceilings monumental. Whether a building is really protected, you can see in the national monuments register (Rijksmonumentenregister) of the Rijksdienst voor het Cultureel Erfgoed. For a municipal monument you ask the municipality. Check this before you bid, because the status determines what you are allowed to do with the house later.

In our own reports we see that difference too. Of the 75 Amsterdam monument reports, the inspector calls the building a rijksmonument in 11 and a municipal monument in 6. In the other 58 it only says that it is a monumental building or a monumental grachtenpand (canal house). Sometimes the status only turned out from archive research, as with an apartment building from 1934 that is a rijksmonument (case 18).

A grachtenpand is not a status either. Many buildings along the canals in the grachtengordel (canal ring) are rijksmonumenten, and the whole city centre within the Singelgracht is a protected townscape. Always check it per address.

In our video What is a rijksmonument? we explain the difference briefly.

2. What monument status means when you buy

According to the Dutch national government (in Dutch), you usually need an environmental permit to renovate or restore a protected monument. Examples are demolition, an extension, repointing a whole facade and replacing historic glass. Ordinary maintenance, where detailing, profiling, design, material and colour stay the same, needs no permit.

When the Omgevingswet (Environment and Planning Act) came into force in 2024, ordinary maintenance on monuments became subject to a permit by mistake. This was corrected nationwide on 1 January 2025, reports Omgevingsweb (in Dutch), citing the Cultural Heritage Agency. If you are not sure whether something is maintenance or a change, ask the municipality for a preliminary consultation first. That avoids delays.

We see what this means in practice in our reports. The inspector writes, for example, that pointing may only be renewed with permission from the heritage department, that old roof tiles must be reused, or that foundation repair on a monument costs more than on an ordinary building. These are not bans. They are conditions that cost time and money.

3. What we come across in monuments in Amsterdam

For this knowledge base we searched all reports in our report software and our older reports in Google Drive for monuments. In 75 reports from Amsterdam (2018 up to and including 2026) the inspector calls the building a rijksmonument (national monument), a gemeentelijk monument (municipal monument) or a monumentaal pand (monumental building, no legal status). They are 31 building inspections, 11 maintenance plans, 10 foundation surveys, 7 damp surveys, 4 roof inspections and 12 other surveys, such as a baseline survey or a check of repair work.

Of the 73 buildings with a known year of construction, 47 were built before 1800 and 23 before 1700. The median year of construction is 1745. These are the topics that come up most often, across all 75 reports:

In 27 of the 75 reports the inspector writes that the repair needs a permit or permission from the municipality or heritage conservation. A caveat on these figures: we count reports in which the inspector mentions the monument status or the monumental character. In older reports the status is not always stated, even when the building is a monument.

4. Comparative research: monuments in Amsterdam, Haarlem and elsewhere

To say more than one city allows, we laid all our own reports on monumental buildings side by side: building inspections, roof inspections, foundation surveys, moisture surveys and long-term maintenance plans (meerjarenonderhoudsplannen) from 2018 up to and including 2026. That is 113 reports: 75 from Amsterdam, 9 from Haarlem and 29 from other places, from Weesp, Leiden and Delft to Edam, Alkmaar and Maastricht.

In 19 reports the inspector calls the building a national monument (rijksmonument), in 10 a municipal monument (gemeentelijk monument). In the other 84 the report speaks of a monumental building (monumentaal pand, no legal status) or a monumental canal house (grachtenpand), without stating the status. Of the 108 buildings with a known year of construction, 64 were built before 1800 and 33 before 1700. The median year of construction is 1750.

For the comparison below we only count the 63 building inspections, because a roof inspection or moisture survey looks at only part of the building. For each item, the table shows the share of inspections in which the inspector names a defect or a clear risk.

What the comparison shows

• Foundation and tilt come back in 75% of all inspections of monuments. Outside Amsterdam and Haarlem that share is highest (92%). In Amsterdam it is lower (61%), partly because the foundation of some canal houses has already been repaired once. Often we only know that from the seller: in six Amsterdam reports it was stated that the foundation had been renewed, without any documents to show it.
• Roof, wood rot and moisture are the fixed items everywhere. Almost four in five inspections name a roof defect (78%), and two in three name wood rot or poor window frames (65%).
• Fire safety appears in 63% of the inspections: open stairwells, missing smoke detectors, hardboard ceilings and student rooms without an escape route. In a monument you cannot always fix that the usual way.
• Costs vary widely. The median of the cost tables is € 44,790, but 19 of the 60 inspections with a cost table came to € 100,000 or more, almost always because of the foundation. The highest estimate was € 762,090, for a subsided canal house in Amsterdam.
• Haarlem has few reports in this set. The Haarlem figures are therefore an indication, not an average. What does stand out is that the Haarlem buildings are younger (median around 1890) and that roof and window frames appear in almost every report there.

One caveat: we count reports in which the inspector names the monument status or the monumental character. Many older reports do not state the status, even when the building is a monument. A cost table is an estimate made at the time of the inspection, at that year’s price level, not a quotation.

5. Step by step: buying a monument

1. Check the status. Look the building up in the national monuments register and ask the municipality about a municipal status or a protected townscape.
2. Ask for documents. Ask the seller for earlier restorations, permits, drawings, foundation studies and, for an apartment, the MJOP (long-term maintenance plan) and the minutes of the VvE (owners’ association).
3. Building inspection with a condition. Have the building inspected before the purchase becomes final. For a building on wooden piles, we recommend a quick scan of the foundation. We do this during the inspection.
4. Check your plans. Do you want to renovate or make the house more sustainable? Then ask the municipality for a preliminary consultation first. What takes a few weeks for an ordinary house can take months for a monument.
5. Keep a reserve. Expect higher maintenance costs for a monument. Restoration with suitable materials and craftspeople who can work with old techniques costs more.

6. Monument inspection: what we look at differently in a monument

A building inspection of a monument, or monumentale keuring, works the same way as for any other house: a visual inspection according to NEN 2767, without destructive testing, with a condition score (conditiescore) per component according to NTA 8060. The difference is in where we look longer and what we put in the report.

• Foundation and tilt. For a building on timber piles (houten palen) we measure the horizontal mortar joints (lintvoegen) and the floors. With the foundation quick scan, phase 0 (quickscan fundering fase 0) added, you get an estimate of the foundation risk. In our Amsterdam reports we saw subsidence from a few millimetres to well over 22 cm.
• Roof and roof structure. We go onto the roof if that can be done safely, and in the roof structure we look at beam ends (balkkoppen), purlins, woodworm and the condition of the old tiles and the membrane.
• Facade, pointing and natural stone. We note where the pointing (voegwerk) can be repaired locally and where the whole facade is needed, because the latter requires a permit.
• Windows and glass. We describe whether the glass is original, single or double glazing and whether the window frames (kozijnen) are still original. Whether something may be replaced is decided by the municipality.
• Cellar and semi-basement. In Amsterdam monuments the cellar is often the dampest spot. We measure moisture and check whether there is a concrete basement tub (kelderbak) or a pump. The semi-basement (souterrain) gets the same treatment.
• Earlier renovations. We note what appears to have been changed, such as a mezzanine (entresol), a roof terrace or walls that were knocked through. An inspection does not check permits; you have to check that yourself with the municipality.

The practical side, such as how to apply, how long it takes and what you receive, is on our service page for the building inspection of a monumental building (see Further reading at the bottom).

7. Monument building survey or Monumentenwacht: what is the difference?

When we survey a monument in Amsterdam, we also investigate the foundation and the crawl space. According to its own terms and conditions, Monumentenwacht does not include this in its standard inspection. For a buyer that difference matters, because in most Amsterdam monuments the biggest financial risk is the wooden piles.

Monumentenwacht is a well-known Dutch organisation that helps owners of listed buildings with periodic maintenance. Many monuments have a Monumentenwacht report, and estate agents often share it when a property is for sale. That is useful information, but it is a different kind of report from a pre-purchase building survey.

Sources: general terms of Monumentenwacht Noord-Holland (in Dutch), articles 5, 8 and 10, and Monumentenwacht Noord-Holland, monument owners (in Dutch), consulted 24 October 2026.

Building survey of a monument: what we do differently

We survey a monument according to NEN 2767 and NTA 8060, just like any other house. The difference is where we spend our time. In a canal house we go into the crawl space, measure the floors and the bed joints, look under the original beams in the basement and go up on the roof. We note where repairs need a permit or approval from the heritage department, for example for pointing, window frames and roof tiles.

From the emails of our clients we know this is often why people call us. A buyer of an apartment in a 1641 national monument asked us what we look for in a national monument. Another already had a Monumentenwacht report, but wanted to know whether the piles were still sound.

Building survey of a listed building

Not every old building has protected status. In our reports an inspector often calls a building monumental without it being a national or municipal monument. The structural risks are the same. Our service page for a building survey of a monumental property is listed under Further reading (in Dutch).

A Monumentenwacht report is therefore not a replacement for a pre-purchase survey. In 2023 the owner of a national monument in Harderwijk cancelled an appointment with us, because Monumentenwacht would also investigate the crawl space, basement and foundation in detail. That is not in the terms of Monumentenwacht Noord-Holland. So always check before you choose.

Video (in Dutch): Bouwkundige keuring rijksmonument Amsterdam. What a building survey of a national monument in Amsterdam involves.

8. Building inspection of a canal house

A canal house (grachtenpand) is a category of its own. Tall and narrow, on timber piles, often with a front house and a rear house that subside differently, and with a roof structure that is hard to reach. In 46 of our Amsterdam monument reports the building is a canal house or a warehouse on the water. What comes back there:

• Foundation or tilt in 23 of the 46 reports. Examples of measured tilt: a front facade 50 mm lower on one side and a cellar floor that had subsided by more than 115 mm, or a floor that slopes 10 cm over 12.5 metres.
• Moisture in 30 and leakage in 25 of the 46 reports, often via gutters, lead flashings, roof terraces and the cellar.
• A roof defect in 27 reports and wood rot or poor window frames in 24.
• A foundation repair that only the seller says has been done. In that case ask for the reports, drawings and guarantees, and have the monitoring bolts (meetbouten) retrieved if there are any.
• Shared costs. Many canal houses have been split up. Foundation repair, the roof and the facade then fall to the owners’ association (VvE). In one report the foundation alone came to at least € 700,000, to be divided among the owners (case 9).

Canal houses often have a volume of more than 800 m³, which puts the inspection above the base rate. Also plan in a bit more time: a building of five or six storeys with a cellar and roof structure takes more time than an average home.

9. Damp and foundations: the two biggest risks of a monument in Amsterdam

In monumental buildings in Amsterdam we mainly find two problems: a foundation that is no longer sound, and damp in the basement, souterrain or crawl space. They are often connected. In our reports they are also the two items that push the bill up most.

An honest note. Some of these reports are foundation or damp investigations, which people usually order because they already have doubts. Across all monuments in Amsterdam the share is therefore probably lower. Even so, in ordinary pre-purchase surveys we kept finding subsidence and wet basements.

Why damp and foundations are connected

Old buildings have solid brick walls standing in wet peat. Damp rises into them naturally. In our experience injection rarely helps for long: in a canal house from 1620 the damp kept coming back after injection. A basement only becomes truly dry with a concrete basement tank, and that cannot be done without a new foundation. In our reports we estimate this at well over € 200,000 to more than € 300,000. Pumping away groundwater to keep the basement dry is not a solution: it can damage the wooden piles.

The other way round, a new foundation does not automatically solve damp. In a canal house with a foundation from 2007 the souterrain was still flooded, because of a failing pump and a concrete plinth that was too low (case 46).

What this means for you as a buyer

With a monument, always have the foundation measured and the basement or crawl space inspected, even if there is a Monumentenwacht report. When you hear “foundation renewed”, ask for the building drawings, and do not count on a quick fix for a wet basement. If you ever want the basement dry or deeper, you are in effect also buying a new foundation.

10. Foundation investigation of a monument: what the measurements show

The age of a monument says little about the state of its foundation. In our reports on 17th and 18th-century canal houses we found buildings that subsided only 2 cm in more than three centuries, and buildings whose floors were 20 to 30 cm out of level. Only measuring gives the answer.

Source: our own foundation investigations and building surveys in Amsterdam, 2018-2021.

How we investigate the foundation of a monument

In the quick scan during the survey we measure the floors with a laser (floor levelling) and the bed joint in the front facade. In the basement we measure the underside of the original beams, because later floors have often been levelled and then tell you nothing. A painted or plastered facade sometimes makes the bed-joint measurement impossible; we then say so in the report. This investigation is above ground and makes no mess.

Certainty about the wooden piles only comes from a phase 2: an inspection pit in which 6 to 8 piles are examined. When you are buying, the seller almost never allows this, and the waiting time is on average 2 to 3 months.

Video (in Dutch): Scheuren onderzoek. How we investigate cracks and whether they are related to the foundation.

Building investigation of a monument: five lessons from our reports

1. “Foundation renewed” is not proof. In a monumental building on a canal the seller claimed the foundation had been renewed, yet we measured more than 10 cm difference in height. Only building drawings showing the foundation was renewed completely count. We can research the municipal building archive for you.
2. A dry basement costs a new foundation. A basement in an old building only becomes watertight with a concrete basement tank, which requires a new foundation. In our reports we estimate this at well over € 200,000 to more than € 300,000.
3. Pumping away groundwater is dangerous. In a canal house from 1620 submersible pumps kept the basement dry by lowering the groundwater by almost 2 m. That threatens the wooden piles.
4. Look at the neighbours and the rear building. A main building with a new foundation can have a subsided extension (€ 60,000 in one report). A neighbouring building that leans against yours puts extra load on your foundation.
5. Splitting almost always requires phase 2. To split a canal house into apartments you must show the foundation will last a long time. In practice that means a phase 2 almost everywhere in Amsterdam, and on some canals the chance that the foundation is sound is very small.

Foundation repair under a monument: what the municipality allows

The municipality only allows a new foundation under a monument if the existing one is demonstrably poor or overloaded. The outcome of the foundation report determines what is allowed (Beleidskader Monumenten 2026, City of Amsterdam, in Dutch):

The work must be low-vibration and as unintrusive as possible; the old foundation is preserved. A good foundation investigation is therefore needed not only for the purchase of a monument, but also for the permit.

Contribution towards foundation investigation of a monument

Since 1 July 2026 the Nationaal Restauratiefonds reimburses 50% of the invoice for a foundation investigation of national, provincial and municipal monuments (up to € 250 for a quick scan, € 1,250 for a visual inspection and € 2,500 for an extensive foundation inspection). The investigation must be carried out by a KCAF-recognised firm that works with the fund (Restauratiefonds, foundation investigation, in Dutch). Premiumkeur does not work with the Restauratiefonds. If you want to use this contribution, choose a firm that does.

More about the investigation phases is in our foundation knowledge base (see Further reading).

11. Monument roof inspection: where old roofs go wrong

On a monumental roof the problem is rarely the tiles themselves. In our roof inspections of canal houses things mostly went wrong at the lead, the gutters, the zinc around chimneys and tiles laid without tile hooks. And sometimes with things you cannot see from the street, such as rusting anchors that hold a gable in place.

What we find on monumental roofs

• Sliding tiles. On a canal house from 1750 tiles slid off in every storm, because they overlapped badly and were not fixed with tile hooks. Falling tiles are also dangerous for anyone sitting on a terrace below.
• Gutters 25 to 30 years old and older. Old gutters are taped or patched with bitumen. Water then runs into the facade, which turns green.
• Zinc around old chimneys. In a VvE arguing about a leaking roof terrace, the cause turned out not to be the terrace but a badly made zinc casing around an old chimney.
• Gable and ridge beam. On a seven-storey monumental building from 1880 the anchors on the ridge beam had rusted. They hold the gable in place, so a complete roof renewal also became a structural question.
• Chimneys. In a canal house from 1660 a chimney was about to break off. Defects like this go to the top of the report, because they are about safety.

After the roofer: checking whether the work is right

We also check work after a roof renovation. On a canal house in the canal belt the promised three-layer membrane had not been fitted, the tiles were screwed instead of fixed with tile hooks and the lead had not been dressed. The report was used with the roofer, with the advice to ask for at least five years of extra guarantee.

How we inspect a monumental roof

We go up on the roof when it is safe, and in the roof structure we check rafters, wall plate and ridge beam for rot and woodworm. Sometimes a cherry picker is needed to see a lead gutter up close. With a monument we indicate where replacement needs to be agreed with the heritage department, such as old roof tiles. Our standard advice: combine roof work, gutters and zinc in one scaffolding period; it saves a lot of money. A roof inspection costs from € 499, with leak detection € 599. More in our roof inspection Amsterdam knowledge base.

Video (in Dutch): Dakinspectie monumentaal grachtenpand Amsterdam. A roof inspection of a monumental canal house.

More videos of roofs, basements and foundations on the Premiumkeur YouTube channel.

12. Making a monument more sustainable

A monument is rarely energy efficient. Single glazing, uninsulated facades and draughty sash windows come with the building. In our reports we therefore often advise talking to the municipality first about any sustainability work. A few things we see in practice:

• Thin double glazing exists, and single glazing with an insulating film, made especially for monuments. The municipality decides whether this is allowed for your building.
• Insulation on the inside of an old facade can cause damp problems if it is done wrongly. Have a specialist calculate it.
• Amsterdam has decided to drop the permit requirement for solar panels on monuments and in protected townscapes, with rules for where they can be placed (Solar Magazine (in Dutch), June 2024). Check the current rules with the municipality before you have anything installed.

13. Maintenance, VvE and long-term maintenance plan

Many Amsterdam monuments are split into apartments. The VvE (owners’ association) is then responsible for the facade, the roof and the foundation. A meerjarenonderhoudsplan (MJOP, long-term maintenance plan) for a monument looks different from one for a new-build complex: painting is more frequent, wood repair is larger and replacement is done with the original materials. In the MJOPs we make for monuments, we therefore state explicitly for windows, pointing and roof that the monument status must be taken into account.

If you buy an apartment in a monument, check whether the MJOP is recent, whether the reserve fund fits the plans and whether big items are coming, such as foundation repair or repointing the facade.

14. Financing: the monument scheme and other loans

Many buyers ask about “the monument scheme” (monumentenregeling): a low-interest loan for repairing a monument. It exists, but not for every monument. The best-known loan, the Restauratiefonds-hypotheek (Restoration Fund mortgage) of the Nationaal Restauratiefonds, is only for owners of a rijksmonument (national monument). This is what the fund’s website says (as of October 2026):

• You can borrow from € 10,000 up to € 300,000 per monument, up to 100% of the conservation costs.
• The interest rate is 3% below the market rate, with a minimum. The fund quotes 1.9% fixed for 10 years and 2.3% fixed for 20 years for an owner-occupied home as main residence. The term is 30 years at most.
• The conservation costs are set beforehand by one of the building consultancies that the fund selects for this. You need an irrevocable environmental permit (omgevingsvergunning), or a statement from the municipality that none is needed.
• The work must not have started yet. The loan cannot be transferred to a next owner, and the fund states that demand is larger than the money available.

For a gemeentelijk monument (municipal monument) in Amsterdam there is the Amsterdams Restauratiefonds: a loan of € 25,000 to € 250,000, with a 10-year fixed rate of at least 1.5% and a term of up to 30 years. Here too you must not have started yet, a permit or statement from the municipality is needed and the funds are limited.

There are also the Subsidie Woonhuismonumenten Rijk (for private owners of a rijksmonument used as a home, applications between 1 March and 30 April) and the Duurzame Monumentenlening (sustainable monuments loan) for making a rijksmonument more sustainable. You can read more about this at the Restauratiefonds under subsidies for monuments and in the overview of all financing options.

For a monumentaal pand (monumental building, no legal status) without a status these loans do not exist. Terms and interest rates change regularly, so always check the fund’s website yourself before you calculate. We are not financial advisers.

A practical tip from our reports: a building report with a cost table helps to estimate the size of the repair, but it is not a budget of the kind the fund asks for. The fund has that drawn up itself.

Monument loans: other loans from the Restauratiefonds

Besides the Restauratiefonds mortgage and the Amsterdam Restoration Fund, the Nationaal Restauratiefonds has three more loans that may matter to owners in Amsterdam (status 24 October 2026; rates change regularly):

For all low-interest loans: the work must not have started, you need an environmental permit or a statement from the municipality, and the loan must be repaid when you sell. So have the survey and foundation investigation done first, and apply for the loan before the contractor starts.

15. What an inspection of a monument costs

Canal houses often have a large volume in cubic metres, so the inspection costs more than the base rate. An inspection takes 1 to 1.5 hours on average, and longer for a large monument with many floors. You get the report within two working days. The current rates are on our page services and prices (in Dutch).

16. Free inspections and restoration: what to look out for

Free roof inspection or free leak detection

In Amsterdam too, roofers and plumbing companies regularly offer a free roof inspection or free leak detection. Free usually means you do not pay separately for the inspection. The cost is earned back through the repair work that follows. So whoever finds the cause also earns from the fix. Many tradespeople work honestly, but the advice is harder for you to check, and a quote can include more work than needed. With a monument there is another risk: repair with the wrong materials can damage the building and can break the permit rules.

So always ask which defect was found and how, and which part of the quote is really needed. If you have doubts or the amount is large, get an independent survey from a party that does not carry out repairs itself. Be extra careful with door-to-door sales, pressure to decide fast and cash payment. According to the Dutch national government (in Dutch), you in principle have a 14-day cooling-off period for a door-to-door agreement above € 50. The trade association for roofers advised on Kassa (in Dutch) (2015) not to accept a job from a company that only wants to be paid in cash.

17. Case studies: monuments from our reports

Below are 47 cases from our own reports on monuments and monumental buildings in Amsterdam, Weesp and Abcoude. Cases 1 to 17 have been here for a while; cases 18 to 47 were added in October 2026, from reports of 2018 up to and including 2026. Below the cases is a table with all 75 Amsterdam monument reports. Addresses, names and companies are left out. Amounts are estimates from the report, at the price level of that year. The status is given as the inspector states it in the report.

Case 1: Ventilation grilles and double glazing in a rijksmonument, Amsterdam-Centrum

Situation. Apartment in a rijksmonument from 1641, six floors, with a VvE. Building inspection in July 2026 for a buyer.

Findings. The report calls the building a rijksmonument. The protection covers the exterior and the interior. Ventilation grilles have been fitted in protected parts of the front facade. The front facade frames have double glazing, not original monumental glass. It cannot be determined by eye whether this is thin monument glass or whether the frames and glazing bars have been kept. The interior has largely been renovated. Whether permits were granted for this has not been checked.

Advice and costs. Ask the VvE and the municipality whether an environmental permit was granted for the grilles and the glazing. If not, have the consequences (legalising or restoring the original state) assessed before you buy. Have the glass assessed by a monument specialist. 2026 prices: ventilation € 350.

What this shows. An inspection does not check permits. With a rijksmonument, the buyer must look into the permit history themselves.

Case 2: Coating, windows and roof terrace of a rijksmonument, Amsterdam-Centrum

Situation. Terraced house from 1736 with a VvE, five floors. Sustainable long-term maintenance plan in March 2026, prepared for the VvE.

Findings. The report calls the building a rijksmonument. The front facade has a coating that is probably vapour-tight, with crazing, loss of adhesion and blistering. Damp comes through in several places, probably through frame connections that are not watertight enough and cracks in the pointing and brickwork. The windows are original wooden sash windows with single or double glazing. The roof terrace lies directly on the flat roof. It was not known whether it has a permit and was built to approved drawings.

Advice and costs. Investigate the coating, remove it where possible, repair the pointing and apply a vapour-open finish. Have a carpenter adjust the windows. Replace glazing only in line with the requirements for monuments. Look up the permit documents for the roof terrace. 2026 prices: adjusting windows € 800 to € 1,000; masonry parts of the facade € 12,000.

What this shows. A vapour-tight coating stops moisture from moving out. With a rijksmonument, the permit status of a roof terrace is part of the investigation.

Case 3: Leak through a low roof upstand and a damaged frame, Amsterdam-Oost

Situation. Terraced house from 1909 with a VvE, five floors. Long-term maintenance plan in January 2026 for the VvE, after a recent leak from the roof.

Findings. The report calls the building a municipal monument. The upstands of the flat roof nowhere reach the standard 150 mm. A blocked rainwater outlet let water run over the upstand into the wall and ceiling. There is damp damage on the 2nd, 3rd and 4th floors. The frame on the 3rd floor is so damaged that it must be renovated or replaced.

Advice and costs. Raise the roof upstands to at least 150 mm and fit an emergency overflow. Replace or renovate the frame only when it is certain that the leak is fixed and the wall is dry. Contact the heritage department of the municipality beforehand, or check the environmental permit counter about whether a permit is needed. 2026 prices: upstands and overflow € 3,000 to € 3,500; allowance for windows and frames on the rear facade € 5,000.

What this shows. A roof upstand that is too low and a blocked outlet can damage frames on several floors. With a municipal monument, talk to the municipality before repairing the frame.

Case 4: Overdue woodwork and dormer in a monumental building, Amsterdam-Centrum

Situation. Terraced house from 1740 with a VvE. Short long-term maintenance plan in November 2025 for the VvE.

Findings. The report speaks of monumental status, without a type. The rear dormer is at the end of its life. The roofing, trim and frames are badly worn and partly affected by wood rot. The windows and frames are mostly original, with glazing bars and single glazing. On the 2nd to 4th floors the paintwork has not been maintained for years, with local wood rot and damp penetration.

Advice and costs. Replace the rear dormer completely. Almost all work on monuments needs a permit. Repair the woodwork, renew all putty and glazing sealant, and have a carpenter do the work. Replacing windows is subject to strict conditions in the municipal policy framework. 2025 prices: dormer € 7,500; repair of windows and frames € 14,000; replacement indicatively about € 4,000 each.

What this shows. With a monumental building, almost every repair needs permission. Overdue maintenance makes the repair bigger.

Case 5: Basement flat after foundation repair and single glazing in a monument, Amsterdam-Centrum

Situation. Apartment from 1750 on the raised ground floor and basement, with a VvE. Inspection in May 2026 for buyers.

Findings. The report calls the building a monument, without a type. According to the information given, the foundation was repaired around 2003 with the table method, which keeps the old load-bearing walls and still allows rising damp. An earlier sale was called off because of too much damp. The basement walls were injected afterwards and now measure no strong deviation. At the outside stairs, a frame is damaged and has increased damp. The glazed wall behind the kitchen has single glazing of unknown monumental status.

Advice and costs. Follow the damp readings, have the drainage at the stairs to the basement checked and keep it free of dirt. Inject again if needed and check the guarantee. If you want to upgrade the glazing for energy saving, ask the authorities first. The rules for monuments come first. 2026 prices: frame repair and sealing € 700 (VvE).

What this shows. After foundation repair that keeps the old walls, damp in a basement remains a risk. With a monument, the rules limit the choice of glazing.

Case 6: Poor repair work on pointing and frames, Amsterdam-Centrum

Situation. Terraced house from 1740, four floors, with a VvE. Independent inspection in December 2025 of repair work done earlier, at the request of the VvE.

Findings. The report speaks of monumental buildings, without a type. The pointing was not ground out but only filled, and came loose with little force. Frame repairs were probably done with polyester filler instead of epoxy and have split open in many places. The lead at the dormers was fitted in one piece, not in strips of about 1 metre. The building has single glazing, with condensation and mould on the first and third floors.

Advice and costs. Formally hold the contractor to account for the shortcomings and give a reasonable period for repair. Check your legal position with your legal expenses insurer. Replace the opening parts with insulating glazing, after talking to the monuments department of the municipality about what is allowed. No amounts in the report.

What this shows. A rate far below the market average, without specialists and expert supervision, can wipe out the saving.

Case 7: Wood rot repair and painting of a facade section, Amsterdam-Centrum

Situation. Apartment complex from 1880, three floors, monumental building, with a VvE. September 2025. The VvE asked for an independent check of wood rot repair and painting on one facade section, carried out by a resident. The work was not finished, so the report is provisional.

Findings. The woodwork and painting are of good quality. At the corner rafters, wind boards and dormers, as much of the original material as possible has been kept and repaired, following the heritage guidelines. Open points: too little paint under the fascia board, a wide gap between frame and brickwork, paint on the glass, material in the gutters and ornaments still to be repaired. The ornaments in the corners can only be reached with scaffolding.

Advice and costs. We advise finishing the remaining work and clearing the gutters straight away. Ornaments are repaired using moulds taken from intact ones elsewhere on the building. No cost estimate of our own. The report does take over the contractor’s hours overview: € 28,155 for painting and € 28,449 for facade repair, incl. VAT (2025 prices), both below the quotes from outside companies.

What this shows. With a monumental building, keeping the original material is the standard. An independent check tests this while the work is going on.

Case 8: Failed bathroom renovation with monumental parts, Amsterdam-Centrum

Situation. Upper-floor apartment from 1754, two floors, unoccupied, no VvE, with monumental beams and a tall monumental hoisting wheel. August and September 2025. The owner asked for an independent assessment of two bathrooms, plasterwork and a partition wall after work by a contractor.

Findings. The tiling, pointing and sealant work were substandard. In the main bathroom the floor is almost flat, with no fall to the drain, and a skirting seal is missing. The bath no longer fits after the walls were changed. The toilet is crooked. The plaster on the monumental beams was applied by mistake. Plaster was also applied around the hoisting wheel against the agreement, damaging the wheel. The sanitaryware has been stored in a damaged state.

Advice and costs. We advise several itemised quotes. A rough estimate could not be given. The plaster on beams and hoisting wheel must be fully repaired. Mentioned (2025 prices): sanitaryware about € 4,300 bought, replacement about € 4,763; about € 2,000 charged for painting; about € 5,000 over budget; allowance for other damage € 1,000.

What this shows. Damage to monumental parts mostly comes from careless work and too little checking during the work.

Case 9: Subsided building with a poor roof, Amsterdam-Centrum

Situation. Ground-floor apartment in a monumental building from 1631, with a VvE. June 2024. Purchase inspection. The buyer wanted to know the condition of the building.

Findings. A floor levelling survey shows that the building has subsided badly. The neighbouring building almost hangs on this one. A load-bearing structure at the rear has subsided. There are measuring bolts on the front facade. The monumental roof tiles are loose, the membrane is worn out and the roof battens are damaged by damp. Wood rot in the roof boarding cannot be ruled out. Repointing the front facade is only possible with permission from the monuments department.

Advice and costs. We advise a second-phase foundation survey with excavation of piles, a structural engineer and a check of the building drawings at the municipal archive. The roof tiles must be removed and laid again. Costs: foundation at least € 700,000, roof tiles € 40,000, both for the VvE (2024 prices), excluding scaffolding and with a chance of higher amounts.

What this shows. With a subsided monumental building, the foundation and roof decide the purchase. The costs fall on the VvE.

Case 10: Long-term maintenance of a courtyard complex with monumental roofs and facades, Amsterdam-Centrum

Situation. Courtyard complex with apartments from 1755, four floors, monumental building, with a VvE. September 2026. The VvE had a ten-year long-term maintenance plan drawn up.

Findings. The roof tiles are old and monumental. In theory they are written off, but the heritage department often requires them to be kept. They do not overlap well everywhere, and the membrane probably does not lie well everywhere. A yearly check is needed. The pointing is fair to moderate, and on the rear facade the joints already differ in colour. The crawl space is damp, with superficial damage to the floor joists.

Advice and costs. Have the pointing repaired in one go by a pointing company that specialises in monuments, without acids and without high-pressure cleaning. Replace the water boards. Estimated (2026 prices, incl. VAT): pointing € 5,500 and rear facade € 4,000 (both 2031), water boards € 1,800 (2028), ridge tiles € 1,500 (2031), exterior painting € 35,000.

What this shows. With monuments, one skilled job on the pointing is better than separate repairs. A yearly check of the roof prevents leaks.

Case 11: Canal house with a sagging rear facade and roof renewal, Amsterdam-Centrum

Situation. Monumental canal house from 1745, six floors, unoccupied, no VvE. May 2022. Purchase inspection for a planned major renovation.

Findings. The rear facade has sagged badly above the glass front. There is a danger of collapse. There are signs of leaks everywhere, with a risk of wood rot, woodworm and dry rot in the load-bearing structure. The roof tiles are written off. A wall anchor of the gable has been partly sawn off. Material suspected of containing asbestos is found around the central heating pipes. Plasterwork and pointing are good. For fire safety there are limits because of the monumental value.

Advice and costs. Prop up the rear facade as soon as possible and bring in a structural engineer. We advise renewing the whole roof and insulating it on the outside, so that the monumental roof structure is not boxed in with plasterboard. Estimated (2022 prices): roof € 100,000, leaks € 30,000, structure of rear facade € 10,000, bluestone staircase € 40,000 in the longer term; total immediately € 295,600.

What this shows. In a monumental building with overdue maintenance, the biggest risks only show up during demolition work.

Case 12: Commercial unit with a subsided extension, Amsterdam-Centrum

Situation. Commercial unit in a monumental building, with a VvE, year of construction 1650 in the data and 1700 in the text. February 2024. Inspection for purchase and renovation. The building has an extension.

Findings. Floor levelling surveys in the extension and the boiler room show large height differences over a few metres. The floor has subsided and has no foundation, with very serious cracks in non-load-bearing partition walls. A steel H-beam is badly rusted. The pointing has been renewed recently, but in places there is damp penetration from a roof leak. According to VvE members, the right-hand roof contains asbestos. It was inspected only to a limited extent.

Advice and costs. We advise renewing the foundation of the extension completely and also doing a second-phase foundation survey for the monumental part. Repair there can rise to € 500,000 or more. Ask for several quotes. Estimated (2024 prices): foundation € 300,000, ventilation € 15,000, H-beam € 1,500; asbestos roof at least € 100,000 (according to VvE members).

What this shows. Foundation problems in an extension can make a survey of the monumental part necessary, with large financial consequences.

Case 13: Thatched roof and cellar of a farmhouse, Abcoude

Situation. Farmhouse from the 18th century in Abcoude, occupied, no VvE. Purchase inspection in June 2026. According to the report, the front part has monument status. As far as is known, this does not apply to the rear part (the former stables).

Findings. The thatched roof of the front part is in fair condition and must be renovated within a number of years. The roof windows are old and completely built into the thatch. In the cellar under the front part, high damp was measured, cracks in the walls were seen and the frame on the garden side is in very poor condition. At the former stables, considerable lean in the brickwork is visible, without large cracks. The foundation scores moderate.

Advice and costs. In a monument, only the necessary maintenance is desirable: local pointing repair instead of the whole wall, agreed beforehand with the municipality’s monuments officer. For the cellar and glazing, agreement with the competent authorities is needed. Estimate, 2026 prices: thatched roof € 35,000 to € 40,000; roof windows € 3,000 per window including thatcher; cellar frame € 3,000 to € 3,500; waterproofing the cellar by injection about € 150 per running metre. Foundation survey by a specialist party before purchase.

What this shows. With a monument with a thatched roof, the thatcher’s work and the talks with the municipality decide the costs, even for a single roof window.

Case 14: Subsidence in a building on shallow foundations, Weesp

Situation. Monumental building from 1756 in Weesp, four floors, occupied, no VvE. Purchase inspection in November 2021. The building was completely renovated more than six years earlier.

Findings. According to the estate agent, the building stands on shallow foundations, without wooden foundation piles. It has subsided towards the rear: the purlins in the roof are no longer level. After the renovation, the floors on all levels are almost level, with height differences of less than 20 mm. The front and rear facades stand reasonably straight and are not deformed. Lining walls hide possible cracks in the load-bearing walls. In the wall of the neighbouring building, large cracks in the plaster are visible. The report says foundation defects are common in Weesp.

Advice and costs. We advise fitting measuring bolts to the building, so that the rate of subsidence is known over a longer period. A guarantee that the foundation will hold cannot be given. The buyer accepts the risk of further subsidence. For the foundation: no amounts in the report.

What this shows. With a monumental building on shallow foundations, subsidence is a lasting risk. Measuring over a longer time gives more certainty than a single levelling survey.

Case 15: Failed renovation in a monumental building, Amsterdam-Centrum

Situation. Terraced house from 1630 in Amsterdam-Centrum, five floors, unoccupied, no VvE. Independent building survey in November 2024, after a renovation by a previous contractor. The report refers to the monuments office, without giving a more exact status.

Findings. The roof structure is in very poor and unsafe condition. A leak has caused wood rot. Several membranes lie on the roof boarding, including a vapour-tight one. The floor joists were not fitted according to the structural drawings. Joist ends do not sit properly in the wall, and several joists are damaged by damp and woodworm. The wooden staircase stands on a landing and creaks. There is an asbestos pipe on the chimney. The bluestone staircase has subsided and broken. The electrical installation must be completely redone.

Advice and costs. First fix the leak, then repair the roof structure under the guidance of a structural engineer. Fixing the bluestone staircase is only possible with permission from the municipality and the monuments office. New glass in the front facade windows must meet the requirements of the monuments office: no double glazing, only a historic glass type. No amounts in the report.

What this shows. Departing from the structural drawings in a monumental building leads to demolition and repair. A structural engineer should guide the rebuild.

Case 16: Overdue maintenance in a monument, Amsterdam-Centrum

Situation. Building from 1675 in Amsterdam-Centrum with a home and a shop, occupied, no VvE. Ten-year long-term maintenance plan, March 2026. The report speaks of a monument.

Findings. The woodwork of the rear facade is in very poor condition. Several windows are badly affected by wood rot. The paintwork of the front facade is poor. There are active leaks on the top floor and damp patches in the rear facade and the shop. The monumental roof structure is locally affected by wood rot. Cracks in the facade and stairwell date from the time of the poor foundation, which has since been renewed. The staircase has come loose from the facade. The roof gutter is dirty and finished with bitumen.

Advice and costs. Restore the roof structure locally, investigate the leaks and only then paint. Renew the roof gutter. 2026 prices, excluding scaffolding: direct costs together € 89,150, including painting of the rear facade € 30,000 (plus € 16,000 in 2032), painting of the front facade € 14,000 (plus € 14,000 in 2032), stairwell € 14,000 and roof structure € 1,800.

What this shows. Postponed maintenance on a monument piles up. A leak causes wood rot, and painting can only be done after repair and drying.

Case 17: Pointing and damp in a canal house, Amsterdam-Centrum

Situation. Monumental canal house from 1671 in Amsterdam-Centrum, five floors, unoccupied, no VvE. Purchase inspection. The date is missing from the report.

Findings. The pointing of the rear facade is old and moderate. The facade was viewed from a distance. At the top left of the front facade there is damp penetration from a gutter leak. The woodwork of the front and side facades has wood rot in several places. There is single glazing, with broken glass. In the cellar there are stubborn damp patches above the concrete cellar tank. The tank itself was dry. According to the estate agent, the foundation has been renewed, but no proof was seen.

Advice and costs. Repairs to the pointing need permission from the monuments office. Consult several specialists and allow for a setback: only after cleaning with water can the condition of the joints be judged properly. Paint the whole facade after it has dried, otherwise there will be a colour difference. In the cellar, use a fan with a damp sensor. According to the report, injecting is mostly money wasted. Amounts, price level unknown: exterior painting € 25,000 (with scaffolding), pointing of rear facade € 1,800, local pointing repairs € 650, damp penetration € 3,000.

What this shows. With monumental pointing, the size of the repair only becomes clear after cleaning. The estimates assume local repairs.

Case 18: Load-bearing wall in a national monument from 1934, Amsterdam

Situation. In January 2025 an owner wanted to remove an interior wall in an apartment from 1934. Archive research showed the building is a national monument (rijksmonument).

Findings. Changes to facades and interior require a permit (omgevingsvergunning, environmental permit), even to non-structural parts. The construction drawing shows beams of 28×10 cm, c.t.c. 60 cm; beam height measured with the endoscope ± 20 cm. A revision drawing from 1934 shows beams of 8×18 cm and a load-bearing partition wall. A span of 6.31 m is too large for these beams without support.

Advice and costs. Only the wall between the kitchen and the right-hand room may go; the wall to the left-hand room stays. First check whether all beams rest on that wall and fill the gap with wedges or mortar. Arrange the permit.

What this shows. Even a 1930s block can be a national monument, with a permit requirement for the interior. Drawings do not always match what was built.

Case 19: Subsided national monument on the canal, Amsterdam

Situation. In January 2021 a property manager had a phase 1 above-ground foundation survey (funderingsonderzoek fase 1) done on a national monument from 1670 on a canal in the canal ring (grachtengordel), used as an office.

Findings. Extension 64 mm subsided relative to the right-hand side; garden shed at least 10-15 cm subsided (new foundation at least € 40,000). Front facade subsided on the left; window frames (kozijnen) no longer square, natural stone window sill broken. Rear facade subsided and deformed; the timber structure bulges. Floors throughout the building out of level, increasing towards the top; partly raised and levelled. Pump under the semi-basement (souterrain) floor; severe rising and penetrating damp.

Advice and costs. Renew the foundation and the concrete basement tub (kelderbak); a new concrete tub must not hang from the old foundation. For certainty, have the piles inspected. Repair estimated at well over € 400,000. Cost table in the report (2021 price level): € 400,000.

What this shows. A waterproof cellar in a monument often requires a new foundation. Tilt that increases towards the top points to long-term subsidence.

Case 20: National monument with a shared party wall, Amsterdam

Situation. In January 2022 a property manager had a phase 1 above-ground foundation survey (funderingsonderzoek fase 1) done on a national monument from 1667 on a canal in the canal ring (grachtengordel), used as an office. The neighbouring building had been surveyed earlier.

Findings. Horizontal mortar joint (lintvoeg) measurement of the front facade: 4 mm difference between left and right. Rear facade level to within 4 mm; the rear extension is probably from around 1960. Piano nobile (bel-etage) floor has a height difference of about 26 mm from front to back. No serious cracks or subsidence; semi-basement (souterrain) partly not visible because of storage.

Advice and costs. No indication that the foundation is not in order, but certainty only comes from excavating the piles. Mind the shared party wall: if only the neighbours’ side is underpinned, this can load this building in time (hinge building, scharnierpand).

What this shows. Buildings with a shared wall are tied together as far as the foundation goes. Repairs next door also affect your own building.

Case 21: Subsided double canal house with overdue roof work, Amsterdam

Situation. In October 2021 a buyer had an apartment inspected in a double canal house (grachtenpand) from 1690 on a canal in the canal ring (grachtengordel) of Amsterdam. The building is a national monument (rijksmonument) with an owners’ association (VvE). The inspector had earlier inspected the roof for the VvE.

Findings. Horizontal mortar joint (lintvoeg) measurement: left side subsided by more than 60 mm. In a building of more than 300 years the timber piles (houten palen) are not in optimal condition. Bituminous roof covering in poor condition; repair of the whole roof € 55,000 according to a quotation from the earlier roof inspection. Lead gutter; replacement only with a large scaffold or aerial platform (€ 3,000 instalment). Facades well maintained, repainting in 6 to 8 years estimated at € 60,000. No smoke detectors in the stairwell and apartment; fuse box rejected. Immediate costs € 60,400, instalment costs € 66,200.

Advice and costs. If in doubt, an additional foundation survey with excavation of piles. Do not postpone roof repair. Have the slate roof inspected every year. Smoke detectors and a new fuse box immediately after purchase. Cost table in the report (2021 price level): € 60,400 immediate, € 126,600 in total.

What this shows. A well-maintained facade says little about the foundation. Only an excavation gives certainty about the piles.

Case 22: Floor structure of a national monument too weak for a restaurant, Amsterdam

Situation. In March 2025 an entrepreneur wanted to renovate the interior of a restaurant in a national monument (rijksmonument) from 1786 in Amsterdam. He had the floor structure between the ground floor and the semi-basement (souterrain) inspected to see whether that could be done without structural measures.

Findings. From the archive: double timber pile foundation with longitudinal timbers and cross beams (kespen); foundation repair in 2007 after a survey in 2003-2004. Beam sizes vary from approx. 25 × 25 cm to 12 × 15 cm, centre-to-centre distances from 60 to 120 cm. At the front, beams of approx. 12 cm high, built into one-brick-thick walls; wood rot in several places. Some of the beams rest on temporary timber props on the cellar floor: very unsafe. Concrete basement tub (kelderbak) according to the drawing, no signs of leakage.

Advice and costs. Replace the floor structure or strengthen it with new beams alongside, calculated for public use. Stainless steel angle sections of at least 80 × 80 mm along the party walls, C24 beams at a maximum of 60 cm, at least 250 mm high for a 5 metre span. A permit is required because of the monument status.

What this shows. A floor structure that was enough for housing is often too weak for public use.

Case 23: Renovated apartment in a national monument, Amsterdam

Situation. In December 2021 the owner of an apartment in a national monument (rijksmonument) from around 1700 on a canal in Amsterdam had a building inspection done. The apartment had been completely renovated.

Findings. Monumental plasterwork, staircase, brickwork and floor joists in good condition. Window frames (kozijnen) monumental, windows renewed about 10 years ago; single glazing, poorly insulated. Pointing (voegwerk) mediocre; have the facade repointed within 10 years, at the cost of the owners’ association (VvE). Ceiling above the fuse box not yet finished fire-resistant; plastic gas pipe must get a protective sleeve.

Advice and costs. Have the electrical installation inspected after the renovation, make the ceiling above the fuse box fire-resistant and, with a new bathroom, add safety earthing.

What this shows. Even a well-renovated apartment in a national monument keeps its single glazing and shared facade maintenance through the VvE.

Case 24: Pre-renovation survey of a national monument, Amsterdam

Situation. Structural pre-renovation survey in July 2020 of a vacant national monument (rijksmonument) from 1692 on a canal in the canal ring (grachtengordel). Five storeys, home and office. The building was to be split into apartments.

Findings. Foundation has been renewed, but almost all floors are still strongly out of level. Gutters, lead and zinc of the rear house mediocre (condition 4): renew everything. Front house can last another 15 years. Chimneys mediocre: new pointing (voegwerk), lead flashings, rain caps; remove asbestos pipes. Pointing of the front facade mediocre (4); renew only if the monument authority (monumentenzorg) agrees. Roof terrace: railing needed and floor structure to be strengthened to 250 kg/m2. Finish ceilings, steel and floor joists at least 60 minutes fire-resistant; have beam ends (balkkoppen) inspected for wood rot.

Advice and costs. Level all floors, have beam ends checked, renew pointing only with the agreement of the monument authority, and restore the new-build shopfront in the rear facade to the old style.

What this shows. A renewed foundation does not mean the floors are level. In a national monument the monument authority has a say in what may be done to the facade and pointing.

Case 25: National monument with a poor foundation and cellar, Amsterdam

Situation. Purchase inspection in June 2018 for buyers who wanted to renovate completely. National monument (rijksmonument) from 1700-1900 in the city centre, four storeys, with a large cellar.

Findings. Foundation mediocre to poor: building subsided towards the middle, almost all floors considerably out of level. Monitoring bolt (meetbouten) report incomplete; subsidence may be greater. New foundation with a concrete basement tub (kelderbak) at least €250,000. Cellar poor: broken, sloping floor, rising and penetrating damp. Large cellar beams affected and repaired earlier, not according to the rules of the monument authority (monumentenzorg); repair at least €20,000. Gutters taped up because of leakage: replace €2,500. Asbestos sheet in the attic; hardboard ceilings make the building very unsafe in case of fire.

Advice and costs. Renew the foundation because a full renovation is planned. First an asbestos inventory, then demolition. Add 20% for unforeseen costs to the cost table. Cost table in the report (2018 price level): € 737,975.

What this shows. In a national monument, beam repair too must follow the rules of the monument authority. An incomplete monitoring bolt report gives false certainty.

Case 26: Pre-renovation survey of a national monument before splitting, Amsterdam

Situation. Structural pre-renovation survey of the shell in April 2021 for a buyer who wanted to split the building. National monument (rijksmonument) from before 1900 on a canal in the canal ring (grachtengordel), four storeys.

Findings. Overdue maintenance; leaks from the roof have caused moisture damage. Rafter feet and wall plate probably affected by wood rot; destructive testing needed. Beam ends (balkkoppen) in the facade probably severely affected by wood rot. Pointing (voegwerk) of the front facade mediocre; repair in consultation with the monument authority (monumentenzorg). Roof tiles more than 100 years old and porous; replace in consultation with the monument authority. Gutters hold water because the fall cannot be set right due to subsidence.

Advice and costs. Major maintenance in the short term, a structural engineer for the hoisting beam and further destructive testing of the roof structure and beam ends. For splitting, the monument must have 15 years of maintenance-free condition.

What this shows. Anyone who wants to split a monument must first bring the shell in order. For this building the monument authority has a say in tiles, pointing and gable.

Case 27: Load-bearing wall inspection in a municipal monument from 1930, Amsterdam

Situation. In February 2025 the owner of an upstairs apartment wanted to remove interior walls. The apartment is part of a housing complex from 1930 that is a municipal monument (gemeentelijk monument).

Findings. Layout still according to the original construction drawings; light interior walls probably of aerated concrete. Floor structure 25 cm high, span approx. 500 cm. Rule of thumb 500/20 = 25: the height is sufficient. With an endoscope we saw that the floor structure does not rest on the wall to be removed. Above the door to the stair landing there is a junction of steel and timber beams with brickwork on the steel.

Advice and costs. The opening can be made without extra support. Do not break through further than 20 cm before the door to the stair landing, because the steel beam touches the interior wall.

What this shows. In a monumental complex archive research pays off: the drawings showed which walls are load-bearing, and the on-site inspection confirmed it.

Case 28: Overdue maintenance on a hotel building that is a municipal monument, Amsterdam

Situation. In June 2021 the owner of a hotel in the city centre had the condition of the building assessed. The building dates from 1883 and is a municipal monument (gemeentelijk monument).

Findings. A lot of wood rot in the paintwork; windows close poorly and let rainwater into the hotel rooms. Gutter partly renewed, partly patched with epoxy and bitumen. Old gutter written off. Zinc renewed in places, old parts written off but left in place. Chimney poor in brickwork and pointing (voegwerk), only emergency repairs. Wall anchor at the gable loose; pointing of the rear facade mediocre, lead flashings needed above the window frames (kozijnen).

Advice and costs. Renew gutter, zinc and chimney in the short term. Repoint the rear facade. Fix the wall anchor to prevent the gable from falling. A re-inspection after the painting.

What this shows. In a monument with a commercial use, overdue maintenance quickly turns into damage inside. Half repairs to gutter and zinc only move the problem.

Case 29: Pointing survey of a commercial building that is a municipal monument, Amsterdam

Situation. In March 2026 the owner of a commercial building from 1907 had the pointing (voegwerk) surveyed. The building is a municipal monument (gemeentelijk monument).

Findings. Pointing has come loose, with crazing from acid rain; in many places it is missing. Clear colour difference between the pointing of the top floor and the rest of the facade. Joint between the sandstone probably not original. Natural stone and window sills cracked or broken; downpipes not connected to the sewer. Facade professionally insulated on the inside with vapour-permeable membrane.

Advice and costs. Renew all pointing. First historical research into the original joint colour. Restore or replace window sills and connect the downpipes.

What this shows. In a monument the colour of the joint counts too. New pointing without colour research gives a facade that no longer looks right.

Case 30: Corner house from 1932, municipal monument, Amsterdam

Situation. Purchase inspection in March 2019 for a buyer. Corner house from 1932, four storeys, with a rented apartment upstairs. The building is a municipal monument (gemeentelijk monument).

Findings. Floor levelling: at the bay window the floor is 4 cm lower than at the back; for this age not a worrying value. Window frames (kozijnen) poor (5) with a lot of wood rot and single glazing; a new window costs on average €3,500 each. Window frame on the top floor leaks when it rains: replace €1,800. Exterior paintwork poor due to overdue maintenance: €12,000. No escape routes and written-off smoke detectors: €1,500.

Advice and costs. Only paint once the window frames have been replaced. First submit construction drawings to the municipality; the new windows must look the same from the outside. Install monitoring bolts (meetbouten). Cost table in the report (2019 price level): € 16,750.

What this shows. With a municipal monument the municipality decides what new windows look like. That makes window frame replacement expensive, and it is a waste to paint first.

Case 31: Municipal monument with poor piles, Amsterdam

Situation. Purchase inspection with a basic foundation survey in April 2021 for a buyer. Municipal monument (gemeentelijk monument) from 1884 in the city centre, four storeys, occupied.

Findings. Horizontal mortar joint (lintvoeg) measurement and floor levelling: house subsided to the left; large crack between the two buildings. Foundation repair unavoidable, estimated at €150,000. Sandstone gable mediocre: anchoring rusty, ornament at the top could fall; approx. €10,000. Hoisting beam possibly weakened by wood rot; further investigation needed. Bathroom floor at least 12 cm thick, probably too heavy for the floor structure; structural engineer needed. All floors are out of level.

Advice and costs. Plan foundation repair or install monitoring bolts. Share the report immediately with the seller because of the ornament on the gable. Have a structural engineer calculate the bathroom floor. Cost table in the report (2021 price level): € 166,650 immediate, € 172,650 in total.

What this shows. In old buildings with a heavy new bathroom floor, the risk sits in the floor structure. A gable with rusting anchors is also a safety risk for passers-by.

Case 32: Apartment in a canal house with roof concerns, Amsterdam

Situation. In June 2024 a buyer had an apartment inspected in a canal house (grachtenpand) from 1666 on a canal in the canal ring (grachtengordel). The report calls it a monumental building, without stating a status.

Findings. Facade is painted; white efflorescence and light patches point to trapped moisture. Monitoring bolts (meetbouten) on the facade. Cracks and holes in the lead of the gabled roof and displaced tiles; the attic had been painted white shortly before the sale. Both gutters 25-30 years old, replacement within five years (€ 1,200 per gutter). Safety earthing is missing in both bathrooms; the smoke detectors did not work. Foundation renewed according to the seller; no foundation survey was done.

Advice and costs. Have lead and ridge tiles repaired in the short term. Repair pointing (voegwerk) only with permission from the monument authority (monumentenzorg). Have the trapped moisture in the facade investigated and use breathable paint at the next repaint. Cost table in the report (2024 price level): € 16,400 immediate, € 26,000 in total.

What this shows. A sealed paint layer on old brick traps moisture. Fresh paint in the attic can hide old leaks from view.

Case 33: Leaks in a monumental canal house, Amsterdam

Situation. In November 2024 the owners’ association (VvE) of a monumental canal house (grachtenpand) from 1745 on a canal in the canal ring (grachtengordel) asked for a roof inspection and leak investigation.

Findings. New bitumen roof covering laid in front of instead of behind the old water-resisting layer; leak water runs behind it. Not a single ridge tile joins watertight, also not around the cast iron anchor. Valley gutters technically written off; fix the tiles there with tile hooks. Pointing (voegwerk) of the rear house in very poor condition; leaks and moisture penetration in one of the homes. Cast iron railing rusting in the facade; window sills do not join watertight to the window frames (kozijnen).

Advice and costs. Have the pointing of the rear house renewed urgently by a firm with experience in monumental pointing. Share the report with the roofer. The roof at the top does not need to be fully replaced. Include the lead in the neck gable (halsgevel) in the long-term maintenance plan (MJOP) within 10 years.

What this shows. Leaks in a monument are often in the details: lead, ridge, window frame joint. Postponing damages the old roof structure.

Case 34: Wrongly insulated tiled roof on a monumental building, Amsterdam

Situation. In January 2023 the owner of a house from 1846 in Amsterdam asked for an independent roof inspection, because of a dispute with the contractor who had insulated the roof. The building has three storeys and a neck gable (halsgevel) and is listed in the report as a monumentaal pand (monumental building, no legal status), without formal status.

Findings. The right-hand roof slope was insulated from the outside with a material that roof battens cannot be fixed to; the battens are held on with PU foam and are coming loose. Because of the extra thickness the ridge tiles no longer fit; they are missing, and the ridge has been closed off with plywood. Moisture has come through in the neck gable, which puts the monumental roof structure at risk. A roof window is damaged, with a lead flashing as a makeshift fix; tiles have blown off the roof. Zinc capping strips on the rear facade are not properly fixed.

Advice and costs. Return the right-hand roof slope to its original state at very short notice; repair with scaffolding at least € 25,000. Insulate from the outside only with vertical battens that the roof battens can be fixed to.

What this shows. Insulating an old roof needs the right build-up. If it goes wrong, it leaks and the monumental roof structure is damaged.

Case 35: Roof inspection of a monumental building for the VvE, Amsterdam

Situation. Roof inspection in April 2021, commissioned by the VvE (owners’ association). Monumental building from 1880 in the city centre, seven storeys, occupied. No status stated.

Findings. Replace all roof tiles, in consultation with the heritage authority (monumentenzorg); wood rot in the roof boarding or roof structure cannot be ruled out. The anchors on the ridge beam are rusting; they hold the top gable in place. Have a structural engineer look at it. The connection at the top gable was smeared shut with cement instead of lead. Gutters were sealed with bitumen; wooden gutter boxes may be affected. Several facade anchors probably need replacing; the railing on the facade is extremely dangerous.

Advice and costs. Have the whole roof replaced with vapour-permeable membrane. Bring in a structural engineer for the anchors and ridge beam. A zinc cap on the top gable only if the heritage authority agrees.

What this shows. On a monumental building the heritage authority has a say in which materials may go on the roof and facade. Rusting anchors are a structural risk, not a cosmetic point.

Case 36: Damage after foundation repair, Amsterdam

Situation. In October 2024 the owner of a house from 1864 asked for an independent investigation into damage that occurred during foundation repair. The report speaks of a monumental facade.

Findings. The front facade was not shored up while the foundation was being replaced; the facade and the bluestone steps settled. Rebuilding the steps and giving them a foundation: € 7,000. A building inspector from the municipality ordered the contractor to shore up the facade immediately. An opening was made in a load-bearing wall without steel beams; a large hole in the structural wall was not supported. Front facade windows too damaged by the settlement and need replacing: € 14,000. Cracks inside: € 8,000. Total damage € 43,200; compared with the baseline survey the damage has clearly increased.

Advice and costs. Have the monumental facade restored locally by a skilled pointing and bricklaying firm, brick up the holes in structural walls and repair the installations. According to the report the work was not done to good craftsmanship standards. Cost table in the report (2024 price level): € 43,200.

What this shows. On an old building, foundation repair without proper shoring can cause more damage than it fixes. The baseline survey was the evidence here.

Case 37: Foundation ‘renewed’ according to the seller, Amsterdam

Situation. In March 2025 a buyer had an apartment inspected in a building from 1885 on a canal in Amsterdam, with a phase 0 foundation risk survey. There is a VvE. The report does not mention monument status.

Findings. The front has settled by well over 11 cm. The right-hand side is more than 4 cm lower than the left at some points. The building leans forward. The facade is fully plastered, so no horizontal mortar joint (lintvoeg) measurement was possible. Measured via the window frame sills: 14, 17 and 17 mm slope to the right. Windows jam, and one window frame is so crooked that the window can no longer open: € 1,750 for the VvE. The seller said the foundation had been renewed. There was no document to confirm this. There are monitoring bolts (meetbouten) on the building, though.

Advice and costs. Before signing, ask for written proof of foundation repair: a report, a permit via the archive or a completion document from the VvE. Ask for the monitoring bolt readings. For more certainty, a phase 2 survey with inspection of the timber piles. Cost table in the report (2025 price level): € 7,950.

What this shows. A verbal statement about foundation repair is not proof. Plasterwork hides cracks; then window frames and floors tell the story.

Case 38: Large national monument with a foundation problem, Haarlem

Situation. In June 2021 a buyer had a large rijksmonument (national monument) in the city centre of Haarlem inspected, with commercial space and homes. The year of construction is not in the report.

Findings. Floor levelling on several floors shows serious settlement; substantial cracks in the brickwork. Foundation estimated at € 400,000. Roof tiles well over 50 years old, not membrane underneath everywhere: € 18,000. Bitumen roofing 30 years old or more: € 7,000. Gutters and zinc work to be replaced at very short notice: € 9,000. Fire alarm system not everywhere, meter cupboard not fire-resistant: € 8,000. Total immediate costs € 533,300.

Advice and costs. Renew the foundation, deal with the roof and gutters at very short notice, renew the electrics (€ 16,000) and have the central heating boilers checked straight away. Allow for asbestos during renovation. Cost table in the report (2021 price level): € 533,300.

What this shows. On a large national monument the foundation accounts for most of the costs. The overdue maintenance comes on top of that.

Case 39: Settled stoop as a VvE item, Amsterdam

Situation. A buyer had an apartment inspected in a grachtenpand (canal house) from 1680 on a canal in the grachtengordel (canal ring) of Amsterdam, without additional foundation survey. There is a VvE. The report calls the building a monumental canal house.

Findings. The bluestone stoep (stoop) has settled, probably without a foundation. Water stays at the front door, dangerous in frost. Giving it a new foundation means demolishing and rebuilding the stoop: € 40,000 for the VvE. Monitoring bolts can first show the rate of settlement. Rising damp near the stoop; small settlement cracks in the brickwork of the front facade (€ 250). Bathroom fitted by an amateur: € 15,000. No smoke detector; outdated fuse box (€ 1,200). Sash windows (schuiframen) in the front facade are heavy to move; replace ropes with a metal cable (€ 600). Painting the front facade in 6-8 years: € 12,000 for the VvE.

Advice and costs. Monitoring bolts on the stoop, and only give it a new foundation if the rate of settlement is high. Deal with the bathroom, smoke detector and installations before you move in. Cost table in the report: € 22,950 immediate, € 75,200 in total.

What this shows. In a canal house the stoop is a separate part of the building that often has no foundation. Repair can become a large item for the VvE.

Case 40: Illegal mezzanine in a canal house, Amsterdam

Situation. In May 2022 an owner of an apartment in a canal house from 1615 on a canal in the canal ring of Amsterdam, with a VvE, asked for an independent investigation. The monuments office (bureau monumentenzorg) had demanded that an entresol (mezzanine) be removed. The question was whether it was allowed to do that.

Findings. No building drawings of the mezzanine were found at the municipality; there is no structural calculation. The mezzanine was not built according to the Building Decree. It is anchored in the load-bearing walls and fixed to woodwork with monumental value. That woodwork has been damaged as a result. It is not a self-supporting structure. The inspector does not see legalising it afterwards as possible.

Advice and costs. Conclusion: the mezzanine was installed illegally and the monuments office may have it removed. Any structural change to a monumental building needs a permit beforehand, with drawings and calculations from a structural engineer.

What this shows. A built-in structure fixed to monumental woodwork and load-bearing walls can hardly be legalised afterwards. Anyone buying a monument has to check whether earlier alterations were permitted.

Case 41: Sawn-through floor beam and wet crawl space in a canal house from 1730, Amsterdam

Situation. In November 2022 a buyer had an empty canal house from 1730 in Amsterdam inspected, without a VvE. The report speaks of a monumental building with a monumental top gable. A foundation survey phase 1 and 2 (funderingsonderzoek fase 1/2) had already been done.

Findings. When a new staircase was fitted, one floor beam was sawn through and another extended, probably without a permit; the seller said everything was permitted. Ground floor timber seriously affected by wood rot (€ 5,500); beam ends (balkkoppen) possibly too. Severe rising and penetrating damp in the crawl space and extension. Roof structure partly renewed after a fire; old parts with small holes from woodworm, probably not active. Re-plaster the top gable and check the anchors (€ 3,000); hoisting beam badly rotted. Immediate costs € 44,825, term € 1,800.

Advice and costs. Request the building file and have the floor structure assessed by a structural engineer. Pointing, painting and the top gable from one scaffold. Do not use the hoisting beam. Cost table in the report (2022 price level): € 44,825 immediate, € 46,625 in total.

What this shows. In old canal houses, work on floor beams is often not permitted or poorly carried out.

Case 42: Two parts of a building settling differently, canal house Amsterdam

Situation. In January 2026 buyers had a quick scan of foundation risk done for an apartment in a canal house from 1740 on a canal in the canal ring of Amsterdam. It spans two parts of the building with a shared foundation. The report mentions monumental status.

Findings. Poured floor in the living room: approx. 10 cm height difference over 12.5 metres, rotation 1:120 (KCAF ‘moderate’). At the fault line in the poured floor 1.3 cm over 50 cm, rotation 1:38 (KCAF ‘very large’, structural). The crack widens towards the facade. A measurement on the underside of the joist layer confirms the same slope towards the front left. Horizontal mortar joint measurement front facade 1:115; rear facade 37 mm over approx. 7 metres (1:190). Stair-step cracks under the window frames. Jamming windows, cracks at the beam supports and damp patches at the bottom of the walls of the storage room.

Advice and costs. Check the archive for earlier foundation repair in the front part of the building. Fit monitoring bolts. Allow at least € 50,000 for your own share in the VvE (owners’ association), possibly much more because of the monumental status.

What this shows. Merged canal houses can settle differently in each part. Measuring at the joist layer shows what a poured floor hides.

Case 43: Full restoration of a canal house from 1674, Amsterdam

Situation. Purchase inspection in April 2019 for a buyer who wanted to restore fully. Empty canal house from 1674 on a canal in the canal ring, five storeys with a rear annexe. No status stated.

Findings. Foundation good: floor levelling shows the house stands almost level. All windows, doors and window frames (kozijnen) very poor (6): replacement €90,000, with an omgevingsvergunning (environmental permit) and detail drawings. Floor beams affected by wood rot and woodworm after long-term leaks; restoration at least €20,000. Drains, gas and water pipes very poor, many old lead pipes. Pointing (voegwerk) of the front facade moderate: monumental cut-and-scraped pointing €9,000. Monumental ceilings with ornaments very poor: €35,000.

Advice and costs. Arrange the permit and drawings for the window frames. Have the beams and pointing repaired by tradespeople with experience in monuments. Allow 10 to 20% for unforeseen costs. Cost table in the report (2019 price level): € 350,900.

What this shows. A canal house that stands level can still need a restoration of well over three hundred thousand euros. With monuments the money often goes into window frames, beams and ornaments.

Case 44: Canal house with a settled extension, Amsterdam

Situation. Purchase inspection in March 2021 for a buyer. Monumental canal house from 1660 on a canal in the canal ring, five storeys, occupied. No status stated.

Findings. Foundation of the main building renewed; the extension not. It has settled considerably: at least €60,000. Chimneys poor; one chimney could break off and must be shortened (€3,000). Window frames moderate with wood rot; rainwater seeps in. New window frames at least €80,000, permit and strict conditions. Replacing glass with laminated glass is allowed: at least €15,000 including scaffolding. Open staircase and no escape route: fire escape at least €8,000. Bathrooms not fitted by professionals; damp patches and no safety earthing.

Advice and costs. Deal with the window frames and glass first, then painting, and combine the work on one scaffold. Have the chimney shortened straight away and warn the seller. Cost table in the report (2021 price level): € 117,300 immediate, € 137,800 in total.

What this shows. A renewed foundation often applies only to the main building. On a monumental building glass is sometimes allowed, window frames not just like that.

Case 45: Flooded semi-basement in a canal house, Amsterdam

Situation. Purchase inspection in October 2020 for a buyer. Ground-floor apartment with a souterrain (semi-basement) in a canal house from 1870 on a canal in the canal ring, with a VvE. No status stated.

Findings. Semi-basement badly flooded after the pump system failed; damage €50,000 to €70,000. Walls, woodwork and floors saturated with moisture; drying takes months. Damp above the concrete plinth: plinth probably not high enough during the foundation repair. Displaced lead flashings caused leaks on the top floor; repair with scaffolding approx. €3,500. Roof terrace is not structurally calculated for more than two people; requirement 250 kg/m2. Spiral staircase poor: replacing at least €4,500.

Advice and costs. A non-return valve in the drain, extra drains in the garden and thresholds at the doors to prevent new flooding. Structural engineer for the roof terrace. Cost table in the report (2020 price level): € 81,450 immediate, € 84,950 in total.

What this shows. A renewed foundation does not rule out damp in a semi-basement. With low canal houses the water management around the house matters a great deal.

Case 46: Moving chimney on a canal house from 1725, Amsterdam

Situation. In February 2025 a manager of a canal house from 1725 with apartments, on a canal in the canal ring of Amsterdam, asked for advice on the chimneys. Repairing the pointing needs permission from the heritage authority (monumentenzorg).

Findings. Brickwork above the iron bracket in very poor condition; partly demolish down to about the bracket and rebuild. The narrower extension on top is probably not monumental, according to the inspector, and may be removable. Remove rust from the steel Y-anchors and paint them; the bracket around the anchors must be renewed. Tie rods have too much play and are not fixed well to the ridge beam; as a result the chimney moves. Small chimney on the left: tie rod construction broken, restoration needed.

Advice and costs. Partly take down the chimney and rebuild it. Turnbuckles and an extra set of tie rods fixed to the roof trusses. Check the original drawings and ask permission for the pointing.

What this shows. With a monumental building you need to know what is original. A later addition can often go.

Case 47: Discoloured marble floor above a leaking cellar, Amsterdam

Situation. In May 2023 a buyer had an apartment with a cellar inspected in a canal house from 1623 on a canal in the canal ring of Amsterdam. There is a VvE with no money in the account.

Findings. White marble floor discoloured by damp; also around the underfloor heating. The kelderbak (concrete basement tub) is probably not watertight. A new basement tub with foundation costs at least € 250,000. Timber pile foundation (houten paalfundering) probably still original. Contributing to foundation repair in due course is likely. Bluestone facade plates good, pointing aged: monumental repointing within 10 years, € 20,000 for the VvE. The cellar entrance is vulnerable to flooding. Damp patches on the bel-etage, probably from a leak or moisture coming through the facade: € 400 for further investigation. Painting the front facade in about 6 years: at least € 20,000 including scaffolding.

Advice and costs. Further investigation into the damp patches. Injection is only an emergency fix. The VvE needs to start saving for the facade and painting. Cost table in the report (2023 price level): € 5,250 immediate, € 45,250 in total.

What this shows. In a canal house with a cellar, waterproofing is directly tied to the foundation. A VvE with no reserve turns every facade job into a personal bill.

New cases: canal houses and mansions from our reports

Many canal houses in the canal belt were once built as a mansion (herenhuis) for one household, with four or five storeys, a basement or souterrain and a roof with attics. Today they are often split into apartments with a VvE (owners’ association). The cases below come from 25 of our own reports on canal houses, mansions and monumental buildings in Amsterdam (2018-2021). Addresses and names are left out; amounts are those in the report, with the year.

Video (in Dutch): De bouwkundige keuring van een Grachtenpand. A building survey of a canal house, from basement to roof.

Case 34: Straight canal house from 1674, but everything above worn out, canal belt

Situation. Pre-purchase survey in April 2019, empty five-storey canal house. Findings. Floor levelling: the building is almost level. Leaking flat roofs had caused rot and woodworm in the floor beams; emergency props were in place. Window frames, pipes (much lead), wiring and paintwork were at the end of their life, and the souterrain had rising damp. Advice and costs. Monumental pointing by a specialist, beams restored by a specialist, detailed drawings and a permit for the window frames. Cost table (2019 prices): € 350,900, plus 10-20% contingency. What this shows. A good foundation is not a good house.

Case 35: Two centimetres in more than three centuries, canal belt

Situation. Above-ground foundation investigation in October 2021, canal house from 1670 with extension and outbuilding. Findings. Bed joint front facade 20 mm difference, floors under 20 mm, beams in the basement almost level. The outbuilding on the same plot had subsided badly and was damp. Advice and costs. Main building: monitoring bolts, because piles from 1670 are probably no longer optimal. Outbuilding: new foundation soon. What this shows. Do not look only at the main building.

Case 36: Foundation work next door, canal belt

Situation. Foundation investigation in June 2018 of a canal house from 1671, because the neighbours were going to repair their foundation. Findings. Floors and original beams almost level, facades dead straight, very low settlement rate according to the monitoring bolts. Advice and costs. Foundation good, but no guarantee. Have your own building measured before the neighbours' work and let an independent supervisor follow it with a photo record. What this shows. With a baseline survey, damage can be proven later.

Case 37: Over 6 cm out of level and a kink in the facade, canal belt

Situation. Foundation investigation in October 2020, canal house from around 1725, lived in by an elderly owner. Findings. Over 6 cm difference between the party walls, large cracks, crooked window frames and a kink in the front facade. Advice and costs. Foundation very poor, renew soon. Staying on for a while is possible, but delay causes more damage. What this shows. An honest report also names the human trade-off.

Case 38: Reasonable is not good, red light district

Situation. Foundation investigation in November 2020, canal house from 1880 with a VvE. Findings. About 2 cm out of level; the building to the right leans against it. Behind a lining wall in the basement there was over 40 cm of water; basement beams had rotted earlier. Advice and costs. Foundation reasonable, with the emphasis that reasonable is not good. A dry basement is only possible with a concrete tank and new foundation: well over € 200,000 (2020). What this shows. A lining wall often hides the real problem.

Case 39: Sloping floors in a building from 1757, near the red light district

Situation. Foundation investigation in May 2021 at the request of the residents of a monumental building with a VvE. Findings. Bed joint 3 cm, floors and original beams 2 to 7 cm difference, left party wall the weak side, also subsided towards the front. Advice and costs. Annual settlement small, piles probably no longer sound. Monitoring bolts and annual measuring, or excavation for certainty. What this shows. Total settlement and settlement rate are two different things.

Case 40: Claimed foundation repair, still more than 10 cm, canal belt

Situation. Foundation investigation in May 2021 of a monumental building running to a canal. According to the selling party the foundation had been renewed. Findings. More than 10 cm height difference in the floors, front facades visibly subsided, one floor beam broken and splinted. Advice and costs. Structural engineer soon, do not use that part. The seller must prove the repair beyond doubt. What this shows. With every "renewed", ask for the drawings.

Case 41: Risk of collapse in an empty shop and residence, old centre

Situation. Foundation investigation in June 2021, monumental building from the early 1900s. Findings. Estimated 20 to 30 cm out of level, serious cracks in the party walls, broken floor beams. A heavy concrete floor without its own foundation put extra load on the poor foundation. Advice and costs. Do not enter until a steel structure is in place; structural engineer and foundation repair straight away. What this shows. A heavy new floor can finish off a weak foundation.

Case 42: Significant subsidence in a building from 1636, Lastage

Situation. Pre-purchase survey in September 2018. The building forms one structural unit with its neighbour. Findings. Floor levelling shows significant subsidence; a crack at the staircase runs into the facade. Well maintained from the outside. Advice and costs. First monitoring bolts on both buildings. New foundation for both buildings at least € 300,000 (2018). What this shows. In a structural unit you never decide alone.

Case 43: Fixer-upper with a weak base, red light district

Situation. Pre-purchase survey in January 2021, ground floor with souterrain in a building from around 1750, VvE. Findings. Front facade subsided on the left, kink in the hall floor, over 20 cm of concrete on a wet basement floor, beams altered unprofessionally and in wet walls. Advice and costs. Foundation with basement tank well over € 200,000, of which the upstairs owners pay about half through the VvE; structural engineer for the beams. What this shows. Extra concrete in a basement is extra weight on old piles.

Case 44: Rear building subsided, main building renewed, side canal in the canal belt

Situation. Pre-purchase survey in March 2021, monumental canal house from 1660. Findings. Main building new foundation, extension badly subsided. One chimney was about to break off. Sash windows with rot no longer opened. Advice and costs. Laminated glass in the existing frames as a workable solution within monument rules; carpentry first, then paint. Total € 137,800 (2021), of which € 60,000 for the extension. What this shows. Ask which part of the foundation was renewed.

Case 45: Deepening the basement means a new foundation, canal belt

Situation. Pre-purchase survey in February 2020, empty canal house from 1650. The buyers wanted to deepen the basement. Findings. Front facade straight, the rest subsided. Damp behind lining walls, threshold too low, rot in the wall plate, possibly woodworm. Advice and costs. Foundation with basement tank at least € 100,000; with complete renovation about € 300,000 (2020). What this shows. A straight front facade says nothing about the rest of the house.

Case 46: Wet basement despite a new foundation, canal belt

Situation. Pre-purchase survey in October 2020, canal house from 1870 with a VvE, foundation renewed in 2007. Findings. Souterrain saturated after flooding from a failing pump, rising damp above a concrete plinth that was too low. Roof terrace not designed for more than two people. Advice and costs. Non-return valve, thresholds, structural engineer for the terrace. Total € 84,950 (2020), of which € 50,000-70,000 for the souterrain. What this shows. A new foundation does not solve damp by itself.

Case 47: Damp that keeps coming back, canal house from 1620

Situation. Long-term maintenance plan in March 2020 for a VvE. Findings. Damp in basement and ground floor kept returning after injection. Submersible pumps lowered the groundwater by almost 2 m. Advice and costs. € 63,250 maintenance over 10 years. A watertight basement tank with new foundation easily over € 300,000 (2020). What this shows. Pumping away groundwater protects the basement and threatens the piles.

Case 48: Walls wet up to a metre, office building from 1717

Situation. Damp inspection in December 2020, shallow basement of a canal house. Findings. Walls saturated up to more than 100 cm; rainwater repeatedly came in through an entrance without a threshold; drainage channel cut into the floor unprofessionally. Advice and costs. Concrete plinth, months of drying, cement-based plaster and thresholds per room: € 50,000-70,000 (2020). What this shows. Not every damp problem comes from below.

Case 49: Second opinion: souterrain dry, canal belt

Situation. Damp inspection in August 2018 for a VvE in a canal house from the second half of the 17th century, after a report by another firm. Findings. No rising damp in the original load-bearing walls, tiled floor dry; the souterrain is only about one metre below street level. Advice and costs. No structural problem; treat two small spots locally. What this shows. A second opinion can also be good news.

Case 50: Well maintained, yet water in the crawl space, canal belt

Situation. Pre-purchase survey in February 2018, canal house from 1665. Findings. Foundation and roof good, slates and zinc renewed. Under the kitchen there was over 20 cm of water in the crawl space. No fire-resistant ceiling above the fuse boxes. Advice and costs. Improve crawl-space ventilation without damaging the monument; € 1,900 immediate costs (2018). What this shows. Skip the crawl space and you miss this.

Case 51: Hospitality business under a monument, Jordaan

Situation. Pre-purchase survey in May 2019, monumental building from 1800-1825 with a VvE and a bar or restaurant on the ground floor. Findings. Foundation straight according to the measurements, roof good. Holes in the ceiling of the restaurant, unsafe wiring, damp brick basement. Advice and costs. Fire-resistant ceiling, escape route, ventilate the basement instead of injecting. € 19,765 (2019). What this shows. In a mixed-use building the risk is sometimes fire safety.

Video (in Dutch): Gevel inspectie Amsterdam. Inspecting a facade: pointing, anchors and cracks.

Case 52: Roof completely worn out, monumental building from 1880, centre

Situation. Roof inspection in April 2021 for a VvE, seven storeys. Findings. Replace all tiles, anchors on the ridge beam rusted, possibly rotten ridge beam, gutters patched with bitumen, railing on the facade life-threatening. Advice and costs. New roof with vapour-permeable membrane, structural engineer for anchors and ridge beam, tiles in consultation with the heritage department. What this shows. A roof renewal can become a structural question.

Case 53: Tiles slide off in storms, inner canal belt

Situation. Roof inspection in November 2020 for a VvE, canal house from 1750. Findings. Badly overlapping tiles without tile hooks, gutters at least 30 years old, facade green from a leaking gutter, bitumen full of cracks. Lead, slates and lead dome were good. Advice and costs. Membrane, new battens and tile hooks, replace gutters and copings in one scaffolding period. What this shows. Targeted repair is cheaper than replacing everything.

Case 54: Roof renovation not as quoted, canal belt

Situation. Check in November 2020 of a newly completed roof renovation on a canal house from before 1905. Findings. No three-layer membrane, tiles screwed instead of hooked, lead not dressed, gutters not cleaned and without fall, ridge tiles loose. Advice and costs. Ask for at least five years of extra guarantee. What this shows. An independent check afterwards pays for itself.

Case 55: Leak under the roof terrace, Burgwallen

Situation. Leak investigation in January 2018 for a VvE, canal house from 1720. Findings. Not the roof terrace, but a badly made zinc casing around an old chimney was the cause. The terrace partly stood in the gutter; the beams were strong enough. Advice and costs. Renew the zinc casing, prop the terrace on the rafters, clean gutters twice a year. What this shows. Independent investigation settles a VvE dispute.

Case 56: Canal house from 1674 in need of full restoration, Amsterdam city centre

Situation: Canal house on a canal in the inner city from 1674, five storeys, unoccupied, no owners’ association. Pre-purchase inspection in April 2019. The report treats it as a listed building: the restoration requires a building permit.

Findings:

• Foundation good: floor levelling on several storeys shows the house is practically straight. A slight sag above the garden doors is structural, not foundation-related.
• Windows, doors and frames very poor; replacement € 90,000 (2019 prices), with a permit and detailed drawings.
• Historic floor joists affected by wood rot and woodworm after long-term leaks, already propped; repair at least € 20,000 (2019 prices).
• Rising damp in the semi-basement; injecting the walls € 3,500 (2019 prices), with no guarantee of success.
• Total immediate costs € 350,900 (2019 prices), excluding improvement costs and 10 to 20% contingency.

Advice: A full restoration of exterior and interior, with an architect and site supervisor, scaffolding for at least four months, and repointing only by a firm experienced with listed buildings. Obtain several quotes.

Why it matters: A sound foundation says nothing about the rest of the building. In a listed canal house, frames, joists, permits and unforeseen costs add up quickly; you need to know that before you buy.

Case 57: Well-maintained building from 1690 with mainly minor repairs, Amsterdam city centre

Situation: Home in a building on a canal in the inner city, built in 1690, five storeys, occupied, no owners’ association. Building inspection in April 2025.

Findings:

• Brickwork, pointing, roof structure and most paintwork in good condition; the roof tiles will last at least another 50 years.
• Render on the right side wall not fully watertight: € 1,200 (2025 prices).
• Rear left gutter blocked, partly by ivy; cleaning requires scaffolding: € 700 (2025 prices).
• Roof tiles rest on the bitumen and need to be shortened by at least 5 cm.
• Total immediate costs € 4,825 (2025 prices).
• Foundation not investigated: according to the selling agent it has been renewed, but no foundation survey was commissioned.

Advice: Carry out the minor repairs to roof, lead and render soon and have the roof inspected every year. Also: replace the front door cylinder, service the boiler, install a carbon monoxide detector and have the bathroom safety earthing checked.

Why it matters: A building more than three centuries old does not have to be a problem case. We also record what we did not investigate: here the foundation rests on a statement, not a measurement.

Case 58: Sloping floors in a building from 1750, but a sound foundation, Amsterdam

Situation: Apartment building from 1750 with three storeys and an owners’ association, occupied. Basic foundation survey in December 2018.

Findings:

• Floor levelling with a green laser beneath the joists on every storey: a height difference of more than 8 cm between the rear and front facade, with the highest point at the rear.
• The deviation is almost the same on the first and second floor.
• Bed joint measurement of the front and side facade with a water level and green laser: both facades are perfectly straight, with no subsidence or settlement in the brickwork.
• No cracks in the render of the rear facade.
• The heavy floor joists do flex, because the span from front to rear facade is large.

Advice: Foundation rated good. According to the report the slope most likely stems from earlier work on the rear facade, not from subsidence. The floors can be levelled by cutting the joists out of the rear wall and lowering them. The survey is a snapshot, with no guarantee for the future.

Why it matters: A sloping floor is not automatically a foundation problem. Only by measuring both the facades and the floor structure could we tell whether the building had subsided or the joists had once been laid out of level.

All 75 monument reports from Amsterdam at a glance

Sorted by year of construction. The cost table is the total from the report, at the price level of the report year; a dash means the report has no cost table, which is often the case with foundation, moisture and roof surveys. The last column shows the case number if the report is worked out in detail above.

18. What buyers of monuments write about us

Below are reviews about monuments, canal houses and old buildings from our review page (Google reviews), translated from Dutch unless written in English, without client names. On Google Premiumkeur has an average of 4.9 stars from 698 reviews and on Trustpilot 4.9 stars from 100 reviews (status October 2026).

Reviews from Amsterdam

"Last week we faced an exciting but nerve-racking decision: buying a beautiful monumental building. To be sure of our investment, we asked Daan of Premiumkeur to carry out a building survey. From the first contact Daan was professional and involved. On the day of the inspection he took all the time to examine the whole building carefully. What really struck us was his passion for monumental buildings – he shared interesting details about typical features and building styles while he worked. Who knows what an 'ozendrop' is now?? Daan invited us to walk along during the inspection, patiently explaining everything in plain language. He pointed out details we would never have noticed ourselves and answered all our questions, however small or big. His thorough approach gave us a lot of confidence. To our surprise we received the report after just two working days. It was incredibly detailed, with clear photos, extensive descriptions and practical recommendations for maintenance and possible repairs. Even our buying agent, who has been in the business for 30 years, was impressed by the quality and completeness of the report. Thanks to Daan we could go ahead with our purchase with much more confidence, and also ask the seller to adjust the price a little. For anyone looking for a reliable, expert and personal building inspection: recommended!"

Google review, Amsterdam (translated from Dutch)

"The men of Premiumkeur BV know what they are doing. We were helped by Daan. Monumental building in the heart of Amsterdam. Inspection and report spotless. Many thanks and absolutely recommended!"

Google review, Amsterdam (translated from Dutch)

"Bo and Fred were able to carry out a building survey for the purchase of our monumental home at very short notice, without delaying the bidding process. With an expert eye, thorough explanation and an extensive report, we are very satisfied."

Google review, Amsterdam (translated from Dutch)

"We were in the final stage of deciding on a possible purchase of a souterrain in an old canal house in Amsterdam, and were looking for an independent building survey. Through an internet search we found Fred of Premium Keur, who had good reviews. We contacted Fred, who fortunately was available at very short notice for the survey. The extensive survey with Fred's explanation on site and the report we received the very next day were the basis for our decision not to go ahead with the purchase, as the survey and the report gave good insight into the not directly visible condition of the souterrain, which would require extra work and costs to put right. We are glad Fred gave us clear insight and can recommend Fred."

Google review, Amsterdam (translated from Dutch)

"Fred helped us by carrying out a building survey and a basic foundation investigation. This was for a building on the Keizersgracht in Amsterdam. We are very satisfied. We went along with Fred during the survey and gathered a lot of valuable information. That was not only about the condition of the building, but also about how best to approach a renovation. What I like about Fred (besides his obvious expertise): – his no-nonsense approach – his ability to understand the assignment and deliver on time – the "extra mile" he goes during the inspection. For us this gives a bit more compared with an inspection by a national inspection organisation. They are no doubt good, but in my opinion Fred is extra involved."

Google review, Amsterdam (translated from Dutch)

"Premiumkeur surveyed an 18th-century monumental building for us. Because it was a very old house, we paid extra attention to finding the right building surveyor. Based on references we came to Fred and he did not disappoint us. On the contrary, Fred is independent, very professional and knowledgeable and tells it like it is (even when you would rather not hear it). He advised us honestly and very well, and this saved us from buying a house with future foundation problems (both weakening and water damage) and warned us about a "creative" NEN measurement that made the price per m2 too high. In short, risks that were unacceptable given the price of the house and could have cost us dearly. Thank you, we will certainly come back!"

Google review, Amsterdam (translated from Dutch)

"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. Again, please contact Fred when in need for an independent and professional technical building inspection."

Google review, Amsterdam (written in English)

Reviews about monuments in other cities

"We chose Fred for a building survey of a national monument in Amersfoort. A difficult building to inspect because of its national monument status, its old state of maintenance, asbestos and a foundation built on a dyke-like subsoil. Fred looked at the whole house, from top to toe. Especially the foundation, damp and the roof put him to the test ;-). He crawled all the way through the crawl space, which even our estate agent had never seen before! Fred explained everything in detail and gave plenty of tips, partly from his experience as a contractor, on how he saw the restoration. The report contains a lot of information, Fred's own clear opinion with cost indications and many supporting photos. We are glad we chose Fred, because certain things came to light that we had not yet seen ourselves. We would certainly ask Fred again for future advice!"

Google review, national monument in Amersfoort (translated from Dutch)

"Because of the purchase of a nationally listed building in Weesp, we were looking for a specialist for a building inspection including foundation investigation. After comparing several providers it became clear to us that PremiumKeur uses extra measuring instruments for foundation investigation at competitive prices. Fred was quick and clear in his communication and immediately available. During the inspection it quickly became clear that Fred is bursting with experience and gives completely independent advice. Thanks to the professional advice and the report delivered the next day, we bought the house with confidence – Fred, thanks again!"

Google review, national monument in Weesp (translated from Dutch)

"We would recommend Premiumkeur to everyone! Bo helped us very well and misses nothing. He thinks beyond the inspection alone and is engaged with the purchase process; in our case, a national monument in Utrecht, he had already researched the house before the inspection. Thank you!"

Google review, national monument in Utrecht (translated from Dutch)

"Fred Tokkie is a very skilled technical valuer and building surveyor. Two years ago we bought a municipal monument in Hilversum, designed by Johan Wilhelm Hanrath. The size of the property (500m2+) as well as its historic value were carefully assessed by Fred against the building materials used and the condition of the building. With a crystal-clear report in hand we could make a better estimate of the additional restoration costs and have a renewed conversation with the selling party about the agreed price. Fred's report thus served as the instrument for a better purchase of our house. Fred, thank you for thinking along and all the advice!"

Google review, municipal monument in Hilversum (translated from Dutch)

19. Frequently asked questions about buying a monument in Amsterdam

How do I know whether a building is a monument?

You can find a rijksmonument in the national monuments register of the Cultural Heritage Agency. Whether a building is a municipal monument or lies in a protected townscape, you ask the municipality. The word “monumental” in a listing says nothing about the status.

May I maintain a monument myself?

Yes. Since 1 January 2025, ordinary maintenance where the material, detailing, shape and colour stay the same needs no permit again. For changes, such as repointing the whole facade or replacing historic glass, you usually need an environmental permit.

Is an inspection of a monument different from one of an ordinary house?

The method is the same: a visual inspection according to NEN 2767, without destructive testing. In the report we pay extra attention to the parts where the status has consequences, such as pointing, windows, roof and foundation. We also show where you should expect a permit to be needed.

What does an inspection of a canal house cost?

A building inspection costs € 499 for a home up to 800 m³, plus € 0.50 per extra m³ (October 2026). Canal houses are often bigger. With a quick scan of the foundation added, the inspection costs from € 898.

Is repair on a monument more expensive?

Usually, yes. You work with suitable materials and with craftspeople who know old techniques, and changes need a permit process. In our reports we write, for example, that foundation repair on a monument can cost more than on an ordinary building.

May I install double glazing in a monument?

That depends on the building. Thin double glazing exists, and single glazing with an insulating film, that is suitable for monuments. Replacing historic glass usually needs a permit. Ask the municipality for a preliminary consultation first.

Are there subsidies for a monument?

For rijksmonumenten used as homes there is the Subsidie Woonhuismonumenten Rijk, which you can apply for between 1 March and 30 April. The Nationaal Restauratiefonds also offers low-interest loans. For the current conditions, see the website of the Restauratiefonds.

Should I have a foundation survey done for a monument?

For a building on wooden piles we recommend it, and most Amsterdam monuments stand on wooden piles. We do a quick scan during the inspection. You can read more in our foundation survey knowledge base (in Dutch).

Do you recommend restoration firms?

No. Premiumkeur does not carry out repairs itself and does not recommend contractors, roofers or restoration firms. This way we have no interest in the size of the work.

Do you also inspect for the seller?

No. We only work for buyers and owners.

What is the difference between a rijksmonument, a gemeentelijk monument and a monumentaal pand?

A rijksmonument (national monument) is protected by the national government, including the interior and the construction. A gemeentelijk monument (municipal monument) is protected by the municipality, often mainly the exterior and the main structure. A monumentaal pand (monumental building, no legal status) is an old building with historic details, but without a legal status.

Is there a low-interest loan for a monument?

Yes, but not for every monument. The Restauratiefonds-hypotheek (Restoration Fund mortgage) of the Nationaal Restauratiefonds is only for rijksmonumenten: € 10,000 to € 300,000, with an interest rate that the fund quoted in October 2026 as 1.9% (10 years fixed) and 2.3% (20 years fixed) for an owner-occupied home. For an Amsterdam municipal monument there is the Amsterdams Restauratiefonds. For the current terms, always check the fund’s website.

What is a monumental inspection?

A building inspection of a monument or monumental building. The method is the same as for an ordinary inspection, but we pay extra attention to the foundation, roof structure, voegwerk (pointing), windows and earlier renovations, and we note where repair needs a permit or permission.

What do you look for in the building inspection of a grachtenpand?

Mainly leaning and the foundation, damp and leaks via gutters, lead and the cellar, and the roof structure. In 23 of the 46 Amsterdam grachtenpanden (canal houses) in our reports, the inspector noted a defect in the foundation or leaning.

What does the repair of a monument cost on average?

That differs enormously. In the building inspections of Amsterdam monuments the median of the cost table was € 36,000, but 9 of the 29 came to € 100,000 or more, almost always because of the foundation.

What is the difference between a monument building survey and a Monumentenwacht inspection?

Monumentenwacht inspects for periodic maintenance and, according to its own terms, only looks at parts that are visible and safely accessible. In our monument building survey we also go into the crawl space and measure the foundation with a quick scan, and you get a cost estimate for the purchase.

Is a Monumentenwacht report enough when I buy a monument?

No. It is useful background on maintenance, but it is not a pre-purchase survey and says little about the wooden piles. Estate agents often share it; we read it and then do our own survey.

Do you go into the crawl space and onto the roof of a monument?

Yes, when it is safe. If the crawl space is too low we use a camera robot. With standing water or material suspected of asbestos we do not go in, and we state that in the report.

What does a foundation investigation of a monumental building cost?

We usually survey an apartment in a canal house: the survey then costs € 499 up to 800 m³, and with a foundation quick scan from € 898. For a whole building we adjust the price for the cubic metres above 800 m³, and for a monument a monument surcharge applies, set once the size is known. So these are from-prices. Phase 1 costs € 699 to € 1,499, phase 2 from € 3,000 excluding excavation.

Can a phase 2 foundation investigation be done within my cooling-off or investigation period?

Usually not. A phase 2 needs an inspection pit in which 6 to 8 piles are examined; that causes damage and the waiting time is on average 2 to 3 months. A seller rarely allows it. A quick scan or phase 1 can be done quickly, because it is above ground.

Which foundation investigation do I need to split a canal house?

The municipality wants to see that the foundation will last a long time. At least a phase 1, but in practice splitting in Amsterdam almost always requires a phase 2, depending on the archive and the measurements.

Does it matter if the neighbouring buildings have already been repaired?

It says something about the area, but nothing certain about your own piles. A neighbouring building leaning against yours can even put extra load on your foundation. With foundation work next door we first advise a baseline survey of your own building.

Does a foundation investigation make a mess?

A quick scan and phase 1 do not: we measure the floors, bed joints and beams above ground. Only a phase 2 with an inspection pit causes damage; with a concrete floor it has to be broken open.

What is a monument roof inspection?

An inspection of the roof of a monument, from tiles, lead, zinc and gutters to the roof structure with rafters, wall plate and ridge beam. We indicate where replacement must be agreed with the heritage department. A roof inspection costs from € 499.

Do you also survey a mansion or a whole canal house?

Yes. We survey whole canal houses and mansions, also for investors and owners' associations, and make a long-term maintenance plan for a whole building. A long-term maintenance plan for a whole building costs from € 899; the size determines the final price, with a monument surcharge set once the size is known.

20. Videos about monuments

On our YouTube channel you can see our inspectors at work on roofs, in roof structures and cellars and doing foundation measurements in old buildings. About monuments:

• Building inspection of a monument: what we pay extra attention to with a monument.
• Building inspection monument Premiumkeur and building inspection monument: two inspections from start to finish.
• Monumental inspection Amsterdam: an inspection of a monumentaal pand (monumental building, no legal status) in the city.
• Building inspection of a rijksmonument (national monument): what the status means for the report.
• Foundation survey of a monument: how we assess the foundation of a monument.
• Fred Tokkie inspects a roof of a monumental building and roof inspection of a monument.
• How do you insulate a monumental grachtenpand (canal house), how can you save energy in a monumental building and installing double glazing in a monument, is that allowed?.

21. Further reading

• Building inspection of a monumental building (in Dutch): our service for buyers of a monument.
• Premiumkeur Amsterdam knowledge base (in Dutch): the building inspection, the purchase contract and buying in Amsterdam.
• Damp patches and black mould Amsterdam (in Dutch): when damp in an old building is the problem.
• Monument Haarlem knowledge base (in Dutch): the same comparison, with practical cases from Haarlem.
• building inspection Amsterdam knowledge base: the overview of all our English knowledge base articles.
• knowledge base on foundation investigation in Amsterdam: wooden piles, pile rot, subsidence and what a foundation investigation costs.
• VvE maintenance plan in Amsterdam: what a long-term maintenance plan is and what an owners’ association has to arrange.
• mold and damp in Amsterdam: where damp in a home comes from and how we trace the cause.
• House Inspection Amsterdam: buying a whole house rather than a flat.
• Pre-Purchase Inspection Amsterdam: when to book the inspection in a fast market.
• Property Inspection Amsterdam: for investors, landlords and listed or mixed-use buildings.
• Pre-Purchase Building Survey Amsterdam: the structural survey of an old building, with the foundation risk check.

Sources. The cases and figures on this page come from Premiumkeur’s own reports (2018 up to and including 2026): 75 reports from Amsterdam and 113 monument reports in total. Addresses and names have been left out. Prices according to Premiumkeur, October 2026. External sources: Rijksdienst voor het Cultureel Erfgoed, Rijksmonumentenregister; Rijksoverheid, permit for renovating or restoring a monument; Omgevingsweb, routine maintenance on protected monuments (2 November 2024); Solar Magazine, 17 June 2024; Nationaal Restauratiefonds, Restauratiefonds-hypotheek, Amsterdams Restauratiefonds, overview of financing and subsidies for monuments (consulted October 2026); Rijksoverheid, rights when buying at the door; Kassa (BNNVARA), 2015. Addition 24 October 2026: 25 of our own reports on canal houses and monumental buildings in Amsterdam (2018-2021), questions from clients in our email (2022-2026), Google reviews from our review page, the terms and website of Monumentenwacht Noord-Holland, the Beleidskader Monumenten 2026 of the City of Amsterdam, and the Nationaal Restauratiefonds (Monumenten-hypotheek, Duurzame Monumenten-Lening, Noord-Hollands Fonds, contribution towards foundation investigation). Reference date: October 2026.

Dutch newspapers, magazines and local TV have written about Fred Tokkie and Premiumkeur since 2009. You’ll find a short overview with links under Premiumkeur in the media in our knowledge base.

Contact details Premiumkeur Amsterdam

Premiumkeur B.V., Heiligeweg 30, 1012 XR Amsterdam
Phone: 020-7736842
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK) 81106130

Premiumkeur has an average of 4.9 stars from 698 Google reviews and 100 reviews on Trustpilot (in Dutch). Many expats have also shared their experience in our reviews in English.