Property Inspection Amsterdam
“Property inspection” is what Australians, New Zealanders and many buyers from Asia call it. Americans say home inspection, the British say building survey. Whatever you call it, this page is about inspecting a property in Amsterdam before you buy it: an apartment to live in, a flat to let, a listed canal house, a semi-detached family home or a building with a shop on the ground floor.
Premiumkeur is an independent building inspection firm based on the Heiligeweg in Amsterdam. Our founder Fred Tokkie was a contractor from 1983 to 2009 and has inspected property since 2009. Clients give us 4.9 stars from 704 Google reviews and 104 Trustpilot reviews; see our Trustpilot profile and our reviews in English.
☎ Phone +31 20 773 6842 or WhatsApp +31 6 2956 3190. A standard property inspection costs € 499 including VAT up to 800 m³ and € 0.50 for each extra m³. Larger and commercial buildings get a fixed quote in advance.
Buying a family home? House Inspection Amsterdam is written for you. Short on time? Read Pre-Purchase Inspection Amsterdam. In het Nederlands: Bouwkundige keuring Amsterdam (in Dutch).
One inspection, many names
In Dutch it is a bouwkundige keuring. In English you’ll see property inspection, building inspection, home inspection, house inspection, pre-purchase inspection, building survey, structural survey or house survey. In Amsterdam the job is the same: a visual inspection of the whole property by a building surveyor, with every defect scored (NEN 2767, NTA 8060) and priced.
One thing Australians will miss: there is no standard ‘building and pest’ package here. Termites aren’t an issue in the Netherlands. Woodworm, deathwatch beetle and dry rot are, and we look for them in the roof timbers and under the floors.
Foundation risk on older property
Investors often buy older buildings, and in Amsterdam older usually means timber piles. Add the foundation risk check (phase 0) and the price starts at € 898. If that raises questions, a foundation investigation phase 1 starts at € 699; for a large building with a front and rear house, or a VvE with several house numbers, it can be € 1,499 or more. We follow the KCAF guideline for foundation research, and several of our inspectors completed the KCAF course.
Old data says little about today
Foundation labels, colour maps and old reports were made at one moment, often years ago. A foundation can get worse quickly, for example when the groundwater changes. Any investigation, ours included, is a snapshot. That is also why we don’t give guarantees for the future.
Who inspects your property
Our own team: Fred Tokkie, Tim Hollenberg, Daan, Bo Schreurs, Moja Reus, Dirk Overduin and Teun Fluit. All come from the building trade. They explain on site in English or Dutch.
Premiumkeur is NHG-recognised and works only for the buyer or owner. We don’t do inspections for sellers, we don’t work with agents and we don’t sell repair work. The report is in Dutch by default; an English version is € 100 extra.
Three property inspections from our files
Prices are at the level of the year of inspection. Addresses are left out.
Building from 1884 near the Nieuwmarkt, March 2026
A mixed old building in the centre. Under the ground floor we found brown rot in the floor joists and the floorboards, and the crawl space walls were wet. Fred wrote that ventilation had to be improved as soon as possible, or eventually all joists would need replacing, and that the joist ends were very likely affected. How badly could only be shown by opening up. The hoist beam needed paint urgently and had lost its hook. The largest item was interior paintwork at € 9,000.
What this shows: in an old building, a damp crawl space is a structural question, not a cosmetic one.
House from 1690 in the canal belt, April 2025
A recently renovated monument. Most of the cracks we saw were shrinkage cracks in new plaster, which are common after a renovation and not structural; acrylic filler and paint will do. The more important finding was electrical: wiring had not been installed to standard and there was a risk of short circuits from damp. We advised an electrician. Smaller items were roof tiles, lead at the front, a gutter, plaster and sash windows, together about € 3,850.
What this shows: after a renovation, check the work you can’t see, like the wiring.
Semi-detached house from 1928 in Nieuw-West, July 2026
From outside the chimney looked fine, but inside there were damp and leak marks next to the chimney flue. Our moisture readings were above the usual limits, which points to an active leak. The mortar holding the ridge tiles was badly cracked (€ 1,500), the bitumen on the flat roof had air and moisture blisters (€ 2,500) and the exterior paintwork needed € 8,500.
What this shows: a moisture meter tells you more than looking at the outside of a roof.
Related English guides
- Building inspection knowledge base: the background behind every term on this page.
- Buying a House in Amsterdam: the purchase process for international buyers.
- Monument Amsterdam knowledge base: listed buildings, permits and maintenance.
- VvE maintenance plan knowledge base: the owners’ association and the MJOP.
- Foundation Inspection Amsterdam: phases 0, 1 and 2 and what repair costs.
- Home Inspection Amsterdam: the Dutch buying process explained in US terms.
- Pre-Purchase Building Survey Amsterdam: structure and foundation of older buildings.
- Basement inspection: cellars, souterrains and water.
- 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.
- 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.
Property inspection questions
What investors, landlords and international buyers ask us.
Price and scope
What does a property inspection in Amsterdam cost?
€ 499 including VAT up to 800 m³, plus € 0.50 per extra m³. With the foundation risk check from € 898. Commercial and very large buildings get a quote in advance.
Do you inspect commercial or mixed-use buildings?
Yes. Shops with flats above, offices and small business premises. We agree on the scope first, because a building like that has more installations and often a separate fire safety question.
Investors and landlords
I’m buying to let. What should I look for?
Check the VvE rules on letting, the maintenance plan and the reserve fund. In the building itself: damp, ventilation, the fuse box and fire safety, because tenants will call you about all of them.
Can you inspect several units in one building?
Yes, in one visit. We report per unit and add the shared parts once.
Listed property
Can you inspect a rijksmonument?
Yes, we inspect listed buildings regularly. We look at the timber roof structure, the gable, the hoist beam, rear houses and the foundation, and we keep in mind what may and may not be changed.
Is maintenance on a listed building more expensive?
Usually, because work has to be done with traditional materials and sometimes needs a permit. We price it accordingly.
Report and language
Is the property inspection report in English?
The standard report is in Dutch. We translate it into English for € 100 extra. The inspector explains everything in English on the day.
How quickly do I get the report?
Within two working days after the inspection.
Foundation and guarantees
Do you guarantee the foundation for the coming years?
No. A foundation investigation is a snapshot. A foundation can change quickly, for instance through groundwater levels, so nobody can honestly guarantee the future.
Are the piles in Amsterdam usually under water?
In most cases. Pile heads are usually more than 2.5 metres below street level and the groundwater on average 80 to 90 centimetres below it, so most pile heads stay wet. There are exceptions, which is why we check.
Below this text, left to right: 1. view over Amsterdam roofs and a church spire from a roof we inspected; 2. roof inspection on a monumental canal house in Amsterdam; 3. hand pointing at weathered chimney brickwork; 4. inspector with safety harness on a roof terrace.
A monument in the heart of Amsterdam
The men of Premiumkeur BV know what they are doing. We were helped by Daan. A monumental building in the heart of Amsterdam. An inspection and report you could not fault. Many thanks and an absolute recommendation!
Review on Google, January 2025, 5 stars (translated from Dutch)
Videos: foundation risk check and crawl space
Two short films in Dutch. The first is a foundation risk check (phase 0) on an Amsterdam building, the second an inspection of a crawl space, the place where we found the brown rot in the 1884 building above.
Buying to let in Amsterdam
Many international buyers buy an apartment for a child who studies here, or as an investment. The rules on letting are strict, and the VvE can have its own rules too. For the building itself we look at the things tenants complain about: damp and mold, ventilation, heating, hot water, the fuse box and fire safety. Our cost overview helps you see what has to be done before a tenant moves in.
Videos: a listed building and a gutter
Next, in Dutch, an inspection of a listed building in Amsterdam and a leak investigation at a gutter. Box gutters between roofs are a weak point of old property in the centre.
The buyer’s duty to investigate
In the Netherlands the buyer has to investigate before buying, and the seller has to tell what he knows. Defects you could have found yourself are your risk. For investors that is no different: the inspection is how you meet that duty.
Choose your own property inspector, not one from the agent’s network
Because the Dutch system is new to you, it is natural to follow your agent’s suggestions. Keep in mind that the agent is paid when the sale goes through. An inspector who gets a lot of work through agents has an interest in that relationship, and the same applies to a buying agent. That is a structural conflict of interest.
So choose an independent inspector yourself, even when the agent or mortgage adviser names a ‘partner’. You can always bring your own. Ask: Do you receive work or fees from estate agents or mortgage advisers? Will you go into the crawl space and onto the roof where it is safe? Do you assess the foundation? Can you confirm your independence in writing? Read the terms and conditions for a ‘global’ inspection and for limits on roof, crawl space and foundation.
Premiumkeur doesn’t work with estate agents or mortgage advisers, pays or receives no fees, recommends no repair firms and doesn’t inspect for sellers.
Below this text, left to right: 1. inspector lying half inside a crawl space through a floor hatch; 2. hand following a long crack in a wall; 3. inspector measuring along a window sill of a brick facade; 4. inspection of a pitched roof with tiles, checking the ridge and the flashings.
A canal apartment
Was put in touch with Fred Tokkie in connection with the purchase of a canal apartment. What a craftsman! Excellently substantiated advice, fast and adequate (re)action and excellent service. Thanks for thinking along, Fred! An absolute recommendation and a necessary investment for anyone buying or considering buying property in and around Amsterdam.
Review on Google, May 2020, 5 stars (translated from Dutch)
Listed buildings: what you can change
A listed canal house or warehouse comes with rules. Changes to the facade, the roof and often the interior need a permit, and repairs have to respect the original materials. Before you buy, we tell you which defects will need that kind of repair, and roughly what it costs.
Below this text, left to right: 1. inspector checking roof tiles high above an Amsterdam street; 2. inspector with a headlamp checking a pipe in a crawl space; 3. inspector climbing an orange tiled roof; 4. finger pointing at a crack through the bricks and mortar of a wall.
Shop downstairs, homes upstairs
Mixed-use buildings are common in Amsterdam. The shop or restaurant often has its own extractor, cooling units on the roof and a ground floor that has been altered several times. We look at how those changes affect the structure and the homes above, and at fire separation between the units.
An apartment in the historic centre
Fred Tokkie was essential for the purchase of my beautiful apartment in the historic centre of Amsterdam. He guided me in the choice with professionalism and friendliness for more than four months; he knows all the defects of these old brick and timber houses. I recommend Fred to anyone who wants to make a safe investment.
Review on Google, August 2019, 5 stars (translated from Italian)
Below this text, left to right: 1. inspector climbing a tiled pitched roof; 2. moisture meter against a damp wall with blistering paint, the kind of reading we take in basements and ground floors; 3. a large detached villa with a ladder against it, ready for the roof inspection; 4. inspector on an Amsterdam roof with a church tower in the background.
Apartment buildings and the VvE
When you buy an apartment you also buy a share of the building. The VvE (owners’ association) pays for the roof, facade, foundation and shared crawl space. We look at those parts, and we compare what we see with the maintenance plan (MJOP) and the reserve fund. A large repair without money in the fund means a special levy for every owner.
Videos: why we work for buyers, and cracks
In the next films, in Dutch, Fred explains why Premiumkeur works for buyers only, and we show a crack investigation on an Amsterdam building.
Post-war and modern property
Not everything is old. Apartment complexes from the 1960s and 1970s in Nieuw-West and Zuidoost have their own issues: concrete balconies with rot, asbestos in older parts, flat roofs and ventilation systems near the end of their life. In a 1964 complex we inspected in Osdorp, for example, we found a leaking washbasin connection, wooden ceiling panels we advised replacing for fire safety, and no earthing rod.
An MJOP for a VvE in the centre
A professional inspector who carried out an MJOP condition survey for our VvE in the centre of Amsterdam. Fast communication and a pleasant handling. Received the report shortly after the inspection. I highly recommend PremiumKeur!
Review on Google, June 2024, 5 stars (translated from Dutch)
Below this text, left to right: 1. inspector standing at the ridge of a tiled roof; 2. finger pointing at weathered mortar joints in a brick wall; 3. an old farmhouse with a red tiled roof; 4. inspector at work in the hallway of a home.
What to send us before the inspection
- The address and the type of property.
- Floor plans and any building drawings.
- The VvE documents: minutes, MJOP, reserve fund.
- Any earlier reports, foundation data or permits.
- Your plans for the property: live, let, renovate or split.
Selling a small house in the centre
In connection with the sale of our little house in the centre of Amsterdam, an analysis of the structural condition and of the need for any foundation work was necessary. We found De Huizendokter, Fred Tokkie, willing to do this for us at short notice. That choice turned out to be a good find: Fred struck us as someone with a lot of know-how. Quick in his approach and friendly and approachable to deal with. He was able to point out various building matters that we had not yet taken into account. In addition he quickly put us in touch with third parties, so that we can soon come to a final decision. Hats off!
Review on Google, November 2016, 5 stars (translated from Dutch)
Below this text, left to right: 1. inspector with a headlamp inside a crawl space; 2. corner of a brick wall, checked for cracks and pointing; 3. level measurement along the mortar joints of a front facade to see how far a building leans; 4. inspector shining a torch under the roof tiles to look for leaks.
Splitting a building into apartments
Investors sometimes buy a building to split it into separate units. That needs a splitting permit and the building has to meet current requirements for things like fire safety and sound insulation. We inspect with that plan in mind and tell you what it will take. Our Dutch page on the splitting permit has the details (in Dutch).
Below this text, left to right: 1. inspector climbing a ladder along a timber-clad wall; 2. fred Tokkie checking a red tiled roof; 3. inspector in a crawl space next to the brick foundation piers; 4. inspector checking roof tiles by hand on a pitched roof.
Basements and cellars
Some property in Amsterdam has a cellar or a souterrain below street level. That brings questions about water: drains, pumps, damp walls and the cellar floor. We check them as part of the property inspection, and for a deeper look we do a separate basement inspection.
Monitoring a building over time
For a building you plan to keep, measuring bolts and a zero measurement give you a baseline. If the building moves later, or the neighbours start building, you can show what changed. We place bolts or read the municipal ones, and we write it all down.
Below this text, left to right: 1. inspector in a crawl space checking old sewer pipes for corrosion and leaks; 2. inspection of a flat roof, its edges and its drainage; 3. inspector in a white suit looking for the source of a leak inside a home; 4. inspector looking at the fuse box and the number of circuits in an Amsterdam home.
Adding a basement
Fred advised me on the procedure, costs and points of attention involved in adding a basement under, and renovating, an apartment in Amsterdam. Fred knows his stuff, is up to date with the latest developments in municipal regulations and gives honest and unvarnished advice. He is easy to reach by phone and keeps to his agreements!
Review on Google, August 2019, 5 stars (translated from Dutch)
Installations in a commercial building
In commercial and mixed property there is more to see: extraction, cooling, separate meters, sometimes a lift or a sprinkler system. We report what is visible and tell you which specialist should test the rest.
Advice on a remodel
I’m at the beginning of an extensive apartment remodelling project and I made an appointment with Fred for some advice. He met with my architect and I and gave us some very honest feedback including that we did not need a bouw report, which we thought me might want to get before starting. He was familiar with my neighborhood and knew about my house. I value his opinion and highly recommend working with Fred if you’re in Amsterdam.
Review on Google, 5 stars
Expensive surprises we see in property
Wet crawl spaces with rotting joists, facades that need repointing, timber roof structures with woodworm, leaking box gutters and old cast-iron drains. In the centre, add listed-building rules on top. None of these show on a viewing, and all of them show in a report.
Below this text, left to right: 1. inspector lying in a crawl space under water and drain pipes; 2. inspector in a back garden looking up at the rear facade; 3. a roof being renewed, with new underlay and battens; 4. timber beams and stairs in an attic.
Second opinions and contra-expertise
Received a report from someone else that you don’t trust, or does the seller dispute ours? We do a contra-expertise from € 599. For a large or high roof, the price can be higher because of scaffolding or a cherry picker.
Renovation plans
For a renovation we look at what your plans depend on and tell you the order of work. Often the most valuable advice is what not to do yet, such as finishing the interior before the roof is sorted.
Below this text, left to right: 1. inspector checking roof tiles up close with a measuring device; 2. inspector crouching to check the base of a facade next to scaffolding; 3. inspector lying flat to look at a roof edge detail; 4. inspector checking a skylight on a flat roof.
Inspection, valuation and survey are different jobs
Your lender’s valuer decides the value. The notary checks the legal side. We look at the building. Investors sometimes skip the inspection because the valuation was fine; a valuation never includes a crawl space.
An objective opinion during a renovation
Fantastic addition to any construction project! Fred was invaluable during the renovation of my apartment for objective opinion and total professionalism.
Review on Google, 5 stars
Below this text, left to right: 1. inspector checking the threshold and seal of a balcony door; 2. inspector standing on the ridge of a slate roof of a listed building; 3. rafters and battens of a roof seen from below; 4. inspector standing on the roof of a house to check it from above.
Damp and leaks in property you let
A tenant who reports mold expects you to fix it, and the cause isn’t always obvious. We measure, look for the source and tell you whether it is condensation, a leak or rising damp. See also our roof and facade leak investigation.
Several inspections for one client
Fred Tokkie of Premiumkeur has carried out a number of building inspections for me; the service was fast and entirely satisfactory. He is a craftsman and has a lot of expertise. He also knows a lot about the building styles in Amsterdam. Reports are worked out expertly with clear photos. So a recommendation!
Review on Google, June 2023, 5 stars (translated from Dutch)
Buying for a son or daughter who studies here
We see a lot of parents from abroad buying a small apartment for a student. You’ll often be out of the country during the purchase. We do the inspection, call you afterwards, go through the photos and send the report. If you like, your son or daughter can walk round with the inspector.
Quick, punctual and precise
Bo Schreurs of Premiumkeur Amsterdam responds quickly to requests, is punctual and is a very precise and thorough inspector. He also helped us (free of charge) with assessing building drawings and with information about foundation repair. Reliable, good service and above all an extremely friendly man.
Review on Google, October 2024, 5 stars (translated from Dutch)
Below this text, left to right: 1. finger pointing at worn and eroded brickwork; 2. fred Tokkie inspecting a gutter, a common source of damp walls in Amsterdam houses; 3. inspector checking a zinc gutter along a roof edge; 4. a thorough look at a pitched roof, its tiles and its timber structure.
Request a property inspection
Send the address, the type of property and the deadline. For commercial or very large buildings we send a quote first. Call or WhatsApp us, or use the contact page (in Dutch).
Where we work
- Amsterdam-Centrum (in Dutch)
- Amsterdam-Noord (in Dutch)
- Amsterdam-Oost (in Dutch)
- Diemen (in Dutch)
- Amstelveen (in Dutch)
Services for owners and investors
- Independent roof inspection Amsterdam
- Leak detection Amsterdam (in Dutch)
- Roof inspection Amsterdam (in Dutch)
- Services and rates (in Dutch)
What others wrote about us
De Groene Amsterdammer wrote about our work in crawl spaces (2023, in Dutch). What our reports show across hundreds of buildings is in Premiumkeur in figures (in Dutch). Videos: Premiumkeur on YouTube.
Two property owners on our work
From Google.
Had a great experience with Bo from Premiumkeur. Went above and beyond to document the cause of damages and remained standby to help with any follow-up questions from various parties.
Review on Google, 5 stars
An excellent person: scrupulous, well prepared and sociable! He gave us a complete overview of the house and gave us many useful tips to improve its appearance, thermal performance and value. Highly recommended if you have to buy a house in Amsterdam and surroundings!!!!
Review on Google, April 2016, 5 stars (translated from Italian)
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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