Pre-Purchase Inspection Amsterdam
In Amsterdam you often have days, not weeks, between seeing a home and signing for it. A pre-purchase inspection has to fit into that window, and it has to be done before you are locked in. We wrote this page for expats and other international buyers who want to know when to book, what the inspection covers and how to protect themselves in a market where people bid above asking.
Premiumkeur is an independent home inspector and building surveyor based on the Heiligeweg in downtown Amsterdam. Fred Tokkie worked as a contractor from 1983 to 2009 and has been inspecting homes since 2009. Buyers give us 4.9 stars from 704 Google reviews and 104 Trustpilot reviews. Check our reviews on Trustpilot or read what English-speaking clients wrote.
☎ Call +31 20 773 6842 or WhatsApp +31 6 2956 3190. A pre-purchase inspection is € 499 including VAT for a home up to 800 m³, and we can usually come the next working day. The report follows within two working days.
Coming from the US? Our page Home Inspection Amsterdam translates US terms like inspection contingency and closing into the Dutch process. Buying a whole house rather than an apartment? See House Inspection Amsterdam. Nederlandstalig? Bouwkundige keuring Amsterdam (in Dutch).
When to book: before you sign, or within the condition period
There are two moments that work. The best is before you make a binding offer, so you know what you are bidding on. In a busy market that isn’t always possible, so the second option is to sign with a building inspection condition (bouwkundig voorbehoud) and have us out within the days that condition runs.
What doesn’t work is booking after the condition has expired. Once the 3-day cooling-off period (bedenktijd) is over and there is no inspection condition, you are bound to the purchase. A report at that point can help you plan repairs, but it can’t get you out.
People search for this under different names: pre-purchase inspection, home inspection, house inspection, building inspection, or a pre-purchase building survey if they are British. In the Netherlands it is called a bouwkundige keuring. It is the same visit and the same report.
Add the foundation risk check if the building is old
For apartments and homes built before about 1970, we recommend combining the inspection with a foundation risk check (phase 0). Together that starts at € 898. We take level readings on site and check the city’s measuring bolt data and what is known about the street. It takes no extra visit, which matters when you only have a few days.
Overbidding? Know what you are bidding on
When ten people bid on one apartment, buyers are tempted to drop the inspection condition to make their offer stronger. We understand why. If you do, have the inspection done before you bid. A € 499 report is cheap next to finding out after closing that the building needs a new roof or new foundations that the owners will share.
Independent home inspectors from the building trade
Our inspectors (Fred Tokkie, Tim Hollenberg, Daan, Bo Schreurs, Moja Reus and Dirk Overduin) have all worked in construction. On site they explain everything in English. The standard report is in Dutch; an English translation costs € 100 extra.
We are NHG-recognised and we work with NEN 2767 and NTA 8060 condition scores. We work for buyers only, never for sellers, and we don’t take referrals from realtors or mortgage advisers.
Three pre-purchase inspections from 2026
All three are apartments, because that is what most expats buy in Amsterdam. Amounts are 2026 prices; addresses are left out.
Apartment from 1925 in Amsterdam-Zuid, May 2026
A tidy apartment with a short list. The caulk in the bathroom was in poor shape, coming loose and with mold behind it, so we advised redoing all of it and cleaning the bathroom properly. The crawl space needed € 700, the stairwell € 450 and the roof structure € 650. The boiler needed a service now (€ 250) and replacement within a few years (€ 2,500). About € 2,850 needed now.
What this shows: a good report can be a short one. That’s useful to know when you are bidding.
Apartment from 1925 in Oud-West, September 2026
Two wooden window frames had serious wood rot, about € 7,000 to replace. We advised checking whether the frames belong to the owners’ association (VvE) or to the apartment. A wooden window sill in the bathroom had been damaged by moisture over a long time. The flat roof needed a new bitumen covering within a few years (€ 10,000, to be shared through the VvE).
What this shows: who pays for frames and roofs depends on the VvE’s rules, so read them before you bid.
Apartment from 1884 in Amsterdam-Centrum, March 2026
The whole front facade needed repointing to make it wind and water tight again, estimated at € 15,000. Inside, the list was small. We advised checking the VvE documents for a maintenance plan (MJOP) that covers the facade, placing a carbon monoxide detector and giving the boiler cupboard more ventilation. A gas pressure test was optional.
What this shows: in an old building the big costs are usually outside your front door.
Read more before you make an offer
- Buying a House in Amsterdam: the full Dutch buying process for expats, with a checklist.
- Our English knowledge base: terms, costs and many cases from Amsterdam.
- VvE maintenance plan knowledge base: what the owners’ association and the MJOP mean for your costs.
- Property Inspection Amsterdam: for investors and buyers of commercial, mixed-use or listed property.
- Pre-Purchase Building Survey Amsterdam: the structural survey of an old building.
- House Survey Amsterdam: for buyers used to the British HomeBuyer Report.
- Balcony inspection: concrete rot and steel balconies on Amsterdam apartments.
- Knowledge base foundation investigation: timber piles, foundation labels, measuring bolts and what repair costs.
- Knowledge base foundation investigation phase 1: what a phase 1 investigation includes, how long it takes and what it costs.
- Knowledge base foundation investigation phase 2: inspection pits, pile measurements and timber samples.
- Monument Amsterdam knowledge base: buying and maintaining a listed building.
- Roof inspection Amsterdam knowledge base: roof types, leaks and what a roof inspection covers.
- Handover inspection knowledge base: the snagging list and the handover of a new-build home.
- Pre-construction survey knowledge base: recording the state of your home before the neighbours start building.
Pre-purchase inspection FAQ
Quick answers to what buyers ask us before they book.
Timing
How fast can you do a pre-purchase inspection in Amsterdam?
Usually the next working day, sometimes the same day. You get the report within two working days, and the inspector tells you the main findings on site.
Can I still cancel after the 3-day cooling-off period?
Only if your contract has a building inspection condition that is still running, or another condition that applies. That is why the inspection has to happen within that time.
Costs
What does a pre-purchase inspection cost?
€ 499 including VAT up to 800 m³, plus € 0.50 per extra m³. With the foundation risk check it is from € 898. English translation of the report: € 100.
Who pays for the inspection?
The buyer. That is also why the inspector should work for you and nobody else.
Apartments and the VvE
Do you look at the whole building or only the apartment?
Both. We inspect the apartment and, as far as we can reach, the shared parts: stairwell, facade, roof and crawl space. Defects there are paid by all owners together through the VvE.
What VvE documents should I ask for?
The last few years of minutes, the maintenance plan (MJOP), the size of the reserve fund and the monthly contribution. Send them to us and we’ll compare them with what we see.
Expats and language
Is the inspection done in English?
Yes. The inspector explains everything in English while you walk around together. Only the written report is in Dutch, unless you order the translation.
I’m abroad. Can you do the inspection without me?
Yes. We call you afterwards and walk you through the photos and the findings, and you get the report by email.
Mortgage and valuation
Is a valuation the same as an inspection?
No. The valuer works for the bank and decides the value. The inspection looks for defects and prices them, for you.
Can the bank ask for a maintenance plan?
Some lenders ask for an MJOP when the VvE doesn’t have one. We can draw one up at short notice.
The four photos below show: 1. level measured along a mortar joint in the brick plinth of a house; 2. inspector standing at the ridge of a tiled roof; 3. solar panels on a flat roof above an Amsterdam canal; 4. inspector examining a skylight on a flat roof.
Informed within a few hours
To be in the running for a home to buy around Amsterdam, you have to act fast. When you then get in touch on a Sunday morning and are more than fully informed within a few hours, you can only call that excellent service. And the best part of the story is that Fred emailed on that Sunday from his holiday address. What service, during your holiday, to provide a client with good advice and even give tips that I could use in my negotiation!
Review on Google, July 2018, 5 stars (translated from Dutch)
Two videos: the foundation and the crawl space
Below, in Dutch: a foundation risk check (phase 0) from start to finish, and an inspection of a crawl space under an Amsterdam apartment building. They show the two checks buyers skip most often when they are in a hurry.
What we check on an apartment
Inside: floors, walls and ceilings, window frames and glass, the bathroom and toilet, the kitchen, the boiler, the fuse box, ventilation and signs of leaks or mold. Outside and in the shared parts: the facade and pointing, balconies, the roof as far as we can safely reach it, gutters, and the crawl space under the building. In an Amsterdam apartment building the shared parts often decide more about your costs than your own kitchen.
Two more videos: a listed building and a gutter leak
Many apartments in the old centre are in listed buildings (rijksmonumenten). The first video shows how we inspect one. The second shows a leak investigation at a gutter, which is one of the most common causes of damp in top-floor apartments. Both in Dutch.
You are expected to look before you buy
Under Dutch law the buyer has a duty to investigate. If a defect could have been found with an ordinary inspection, a claim against the seller later is hard to win. The seller has to disclose what he knows, but a lot of what we find, the seller didn’t know either.
Pick your own home inspector, not one from the realtor’s network
Because the Dutch system is new to you, it is natural to follow your agent’s suggestions. Keep in mind that the agent is paid when the sale goes through. A home inspector who gets a lot of work through agents has an interest in that relationship, and that goes for your own buying agent too. It is a structural conflict of interest, whoever the people are.
So choose the inspector yourself, even if the agent or the mortgage adviser suggests a ‘partner’. You may always bring your own. Questions worth asking: Do you receive work or fees from estate agents or mortgage advisers? Will you go into the crawl space and onto the roof where it is safe? Do you assess the foundation? Can you confirm your independence in writing? Then read the terms and conditions, looking for ‘global inspection’ and for limits on the roof, crawl space and foundation.
Premiumkeur does not work with estate agents or mortgage advisers, pays and receives no referral fees, doesn’t recommend repair companies and never inspects for the seller.
The four photos below show: 1. flat roof with a chimney and a slate roof behind it; 2. a large thatched farmhouse (stolpboerderij) north of Amsterdam; 3. measuring heights at the front door of a brick facade for a level survey; 4. fred Tokkie measuring old timber foundation piles in an inspection pit with a ranging rod.
One of the best expenses when buying
An excellent experience. Truly one of my best expenses when buying a home. Daan is a very experienced specialist and he examined the apartment in Amsterdam that we want to buy extensively. We were at it for more than 2 hours. Then we received a very detailed building report on the basis of which I can sit down with the seller of the apartment to discuss the content. I am really very happy that the findings came to light before signing the purchase agreement.
Review on Google, July 2025, 5 stars (translated from Dutch)
What the report gives you
A cost overview with every item priced and split into now, later and improvements, then a section per part of the home with photos and advice. Your agent can use it straight away to go back to the seller. If you are bidding, the overview tells you how much room you really have.
The four photos below show: 1. inspector checking a zinc gutter along a roof edge; 2. inspector checking the roof tiles on an Amsterdam house for cracks and loose tiles; 3. inspector in a crawl space checking old sewer pipes for corrosion and leaks; 4. inspector checking a fascia board along the edge of a flat roof.
Renegotiating after the inspection
When the inspection turns up something big, there are three common outcomes: the seller lowers the price, the seller repairs it before the transfer, or you walk away under the inspection condition. Small items rarely move a seller in Amsterdam. Large ones usually do, especially when they are priced in a report from an independent inspector.
Report the next day
Fred Tokkie helped us exceptionally kindly and above all expertly with the building inspection of our apartment. The report came the next day, and afterwards he also spoke to us a number of times and helped with additional questions and advice. I don’t buy a house in Amsterdam very often, so I can do nothing other than recommend him to others.
Review on Google, January 2018, 5 stars (translated from Dutch)
The four photos below show: 1. inspector bent under the original floor beams in the basement of an old building; 2. inspector looking at the rear facade of a listed building from the garden; 3. view over Amsterdam roofs and a church spire from a roof we inspected; 4. inspector checking a skylight on a flat roof.
New-build and recently renovated apartments
Buying new? Then you need a handover inspection rather than a pre-purchase inspection; see New build inspection Amsterdam. Buying an apartment that was renovated last year? Inspect it like any other. A new bathroom can hide old pipes, and a fresh coat of paint can hide damp.
Why buyers choose us, and cracks explained
In the next two videos (in Dutch) Fred explains why we only work for buyers, and we show how we investigate cracks in walls and facades.
Top-floor apartments: the roof is half yours
On a top-floor apartment, roof leaks come into your living room first, but the roof belongs to all owners. We look at the roof covering, the flashing, the chimney and the gutters, and we check the ceiling under it for old and new leaks. If the roof is too dangerous to walk on, we say so and advise a roofer’s check before you sign.
Explained everything
Daan conducted the inspection and was extremely thorough. He explained anything and everything to me and what potential issues I may encounter. Definitely recommend this company.
Review on Google, 5 stars
The four photos below show: 1. inspection of a flat roof, its edges and its drainage; 2. hand pointing at a fine crack in a white wall; 3. inspector pointing at a crack in a plastered wall; 4. inspector next to an excavation and scaffolding during foundation work.
Your checklist for the week you make an offer
- Book the inspector the day your offer is accepted, or before you bid.
- Check the exact end date of your inspection condition with your agent.
- Ask for the VvE documents and the seller’s list of what stays and what goes.
- Ask for access to the roof hatch, the crawl space and the storage room.
- Arrange your own buying agent if you want one, chosen by you.
Professional and pleasant
Really happy with this company. Daan did a fantastic job in a professional and efficient manner. All this whilst also being very pleasant and thorough in explaining everything. Highly recommended!
Review on Google, 5 stars
The four photos below show: 1. inspector standing on an Amsterdam roof next to the roof tiles during a building inspection; 2. inspector on a flat roof where rainwater is standing; 3. inspector looking into an opening at an old brick foundation; 4. moisture meter against a damp wall with blistering paint, the kind of reading we take in basements and ground floors.
Ground-floor apartments and souterrains
Ground-floor homes and souterrains (half-basements) in Amsterdam come with their own risks: water pumps, drainage of a sunken courtyard, damp in the walls and a floor that sits close to the groundwater. We test where we can, measure moisture, and look at the drains and the pump. A wet pump pit or a damp skirting is easier to discuss before you buy than after.
The four photos below show: 1. display of a moisture meter during a damp check; 2. fred Tokkie at the basement window of a canal house; 3. serious cracks in the brickwork of a house that point to movement of the foundation; 4. view down through an old floor hatch into the crawl space.
The crawl space under the building
Most Amsterdam apartment buildings from before 1970 have a shared crawl space. It is where we find damp joists, cast-iron sewer pipes that are rusting through and sometimes standing water. It’s owned by the VvE, so repairs come out of the reserve fund or a special levy. We go in whenever the hatch can be opened.
Measuring bolt data from the city
Amsterdam measures many buildings through bolts set in the facade. We check the readings during the foundation risk check. A building that has sunk a few millimetres in thirty years is very different from one that sank eight centimetres. You won’t see that on a viewing.
The four photos below show: 1. inspector walking a flat roof with Amsterdam houses behind; 2. inspector checking a roof light on a flat roof; 3. the timber roof structure of an old farmhouse, seen from inside; 4. inspector examining old timber beams and the foundation in a basement.
Taking the time to look at everything
Daan is really taking the time to look at everything, answering questions and giving tools and advices you need to help you understand what is going on. The inspection and the report trough every step are precise, full and detailed. It’s a high quality service, I recommend 100%.
Review on Google, 5 stars
Installations: what we look at
The boiler, its age, the last service and the flue. The fuse box and earthing. Smoke and carbon monoxide detectors. Mechanical ventilation, a heat recovery unit if there is one, and air conditioning units on the facade. We don’t take installations apart, but we price what needs doing.
A very clear report
Very satisfied with the inspection by Premiumkeur Amsterdam. Daan worked thoroughly and delivered a very clear report!
Review on Google, November 2024, 5 stars (translated from Dutch)
A short report can be the best news
Not every inspection ends with a long list. Sometimes the honest message is that the home is in good shape and the price is fair. That is worth knowing too, especially when you are about to bid above asking.
The four photos below show: 1. checking a zinc gutter for leaks, sagging and blockages; 2. inspector checking the glass roof of a rear extension; 3. inspector checking a roof vent in a tiled roof; 4. inspector lying half inside a crawl space through a floor hatch.
Disagreement with the seller after the inspection?
Sometimes a seller disputes our findings or sends their own report. We are happy to explain our conclusions to the seller’s agent, and for a formal second opinion we do a separate contra-expertise from € 599.
Plans to renovate after buying?
Tell us before the inspection if you plan to knock through a wall, move the bathroom or add a mezzanine. We then look at what the plan depends on and tell you what to check first. A free tip on timing can save you a lot of money.
The four photos below show: 1. signs of foundation problems in Amsterdam: cracks, leaning facade and sloping floors; 2. inspector standing on the roof of a house to check it from above; 3. underfloor heating manifold and pipes in a cupboard; 4. fred Tokkie inspecting decayed timber in an opened-up foundation.
Leasehold is not part of the inspection
Much of Amsterdam is on municipal ground lease (erfpacht). It changes your monthly costs, but it isn’t a building item. Ask your notary or buying agent about it, and ask us about the building.
A critical eye
Building inspection in Amsterdam by Bo. Helped very well by his critical eye and tips about the condition of the building.
Review on Google, August 2024, 5 stars (translated from Dutch)
The four photos below show: 1. inspector measuring along a window sill of a brick facade; 2. finger pointing at weathered mortar joints in a brick wall; 3. fred Tokkie checking a red tiled roof; 4. inspector with a headlamp inside a crawl space.
Leaks and mold in apartments
In apartments, the cause of a leak is often in the neighbour’s home or in a shared part. Black mold on a bedroom ceiling can be condensation, a leaking roof or a pipe upstairs. We measure moisture and look for the cause, and we tell you who is likely to pay for the fix.
Friendly, transparent and honest
Probably the best people for technical inspection. They are friendly, transparent and honest in all things. I utilised their service. Mo did the inspection. He is a great man. Took time to understand our concerns and spent good amount of time to observe and inspect. Definitely recommend.
Review on Google, October 2026, 5 stars
Asbestos in buildings from before 1994
In buildings from before 1994 asbestos can’t be ruled out. We point out materials that look suspicious, but asbestos testing is a separate job for a certified firm. If you plan to renovate, budget for that survey first.
Back for the second time
Received advice from Fred Tokkie for the second time. The first time I had a building inspection and acceptance check done of an apartment I had bought in Amsterdam. The second time a phone consultation about joining two apartments. Both times it is clear that Fred is sharp, does not mince his words towards the contractor and comes up with really good advice. I am very satisfied with Fred’s no-nonsense approach, which gives me as a layperson a lot of confidence. Highly recommended if you want to be helped quickly and adequately.
Review on Google, November 2018, 5 stars (translated from Dutch)
The four photos below show: 1. inspector climbing up a dark tiled roof; 2. inspector kneeling on a flat roof next to a tiled roof; 3. a measuring bolt set in the brickwork of a facade; 4. hand following a long crack in a wall.
Book your pre-purchase inspection
Send us the address, the year of construction, the date your condition ends and if you’ll be there yourself. We confirm the appointment the same day. Phone and WhatsApp are fastest; the contact form is in Dutch.
Areas we cover
- Amsterdam-Centrum (in Dutch)
- Amsterdam-West (in Dutch)
- Amsterdam-Zuid (in Dutch)
- Weesp (in Dutch)
- Amstelveen (in Dutch)
Other inspections
In the news
Our work has been covered by NRC, about inspections in an overheated housing market (2021), and by AT5, about buyers who skip the inspection. Both in Dutch. Watch more on our YouTube channel.
More from buyers in a hurry
From Google.
What you get when you have Fred of Premiumkeur carry out a building inspection: clear, independent advice, written in language that laypeople can understand. Also not unimportant: for a very reasonable fee he also inspects outside Amsterdam. Worth every cent twice over!
Review on Google, August 2023, 5 stars (translated from Dutch)
Daan performed an inspection for us and was thorough and professional. This company acts with integrity and comes highly recommended! Thank you!
Review on Google, 5 stars
Contact details Premiumkeur Amsterdam
Premiumkeur B.V.
Heiligeweg 30
1012 XR Amsterdam
Phone: +31 20 773 6842
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130
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