Roof inspection Amsterdam knowledge base

A roof in Amsterdam is rarely just one roof. A building from around 1900 often has a tiled roof at the front, a flat roof at the back, a zinc gutter you share with the neighbours, a few chimneys, a dormer (dakkapel) and sometimes a roof terrace. Water usually gets in where those parts meet.

On this page you can read what we come across in our own roof inspections in Amsterdam: which roofs there are, where they leak, how long roof coverings and zinc work last, what repairs cost and how a roof inspection works. All figures and case studies come from Premiumkeur reports. We leave out addresses and names.

We translated this knowledge base for expats and other buyers and owners who don’t read Dutch. Dutch version: Kennisbank dakinspectie Amsterdam (in Dutch).

Premiumkeur has 4.9 stars from 704 Google reviews and 104 Trustpilot reviews. You can read them translated on our page with English reviews.

The standard report is in Dutch; we can translate it into English for € 100 extra. On site, the inspector explains in English what he finds, so expats can ask their questions on the roof itself.

Need someone to check a roofer’s work? See independent roof inspection Amsterdam. Looking for the source of a leak? See roof leak detection specialist Amsterdam.

In brief

• We read and counted 56 of our own roof inspections in Amsterdam, from May 2021 up to and including March 2026. More than eight in ten were about a building with an owners’ association (VvE).
• In almost nine in ten reports we found a leak or damp damage coming from the roof, or suspected one.
• Leaks mostly happen at the junctions: lead flashings (loodslabben, in more than three quarters of the reports), gutters and outlets (seven in ten) and chimneys (two in three). The roof surface itself is less often the problem.
• In more than three quarters of the reports we saw earlier work that hadn’t been done properly, such as sealant, tape, stick-on lead (plaklood) or new roof covering laid over the old one.
• In almost half, the neighbours’ roof or gutter played a part.
• A roof inspection by Premiumkeur costs from € 499 including VAT. We go onto the roof when it’s safe to do so. You’ll have the report within two working days.
• Premiumkeur doesn’t carry out roofing work itself and doesn’t recommend roofers (dakdekkers).

Roofs in Amsterdam

Of the 56 roof inspections we counted, 34 reports state the year of construction. 29 of those were built before 1940: 9 before 1900 and 20 between 1900 and 1939. Four buildings date from after 1980. Most jobs come from Amsterdam-West, the Centre (Centrum), East (Oost) and South (Zuid). Below we describe the roof types we come across in those reports.

Buildings from before 1940

In the old Amsterdam buildings we almost always see a combination of a pitched roof and a flat roof. The pitched part is a tiled roof or a steep front slope (voorschild) with slates or bitumen shingles. Behind it is a flat roof with bitumen, often under gravel. A zinc gutter runs along the party wall, and in many places it’s shared with the building next door. Next to chimneys and dormers there are concealed gutters (verholen goten or tussengoten) under the tiles.

Other parts we often see: chimneys with ceramic flue pipes, a top gable or spout gable (topgevel, tuitgevel) with zinc or lead capping, a hoist beam (hijsbalk), rooflights or continuous rooflights (lichtstraten) with wired glass, a rooftop structure or small roof house (dakopbouw, dakhuisje) and a roof terrace on the flat roof. Under many old tiled roofs there’s no membrane. If a tile slips or breaks, the water lands straight on the roof boarding (dakbeschot) or behind the gutter.

Post-war houses

Our counted reports include one house from 1950: a single-family house with a tiled roof, a dormer and a flat roof with bitumen. The picture is simpler than in the old city. Here too, most points are about lead flashings, verge tiles, the chimney and gutters that aren’t clean.

Buildings from after 1980

In the newer buildings in our reports there are flat roofs with bitumen and gravel or with EPDM, sometimes with a green roof on top. On a terraced house from 1989 there were plastic shingles on a pitched roof. Here it’s more often about installations on the roof: fans, air-conditioning units, fall protection, roof penetrations and solar water heaters. Every fixing through the roof covering is a place where water can get in.

Zinc, lead and plastic

In Amsterdam you’ll find zinc in gutters, cappings, dormers and small zinc roofs. Leadwork (lood) sits at every junction between roof and wall: the lead flashings in the façade and the lead soakers (loodloketten) around the chimney. Plastic appears as roof covering, as dome rooflights and as polycarbonate in continuous rooflights. Solar panels hardly featured in the reports we counted. Where they are fitted, we can’t see the roof covering underneath.

Inspector on a flat roof terrace next to a vent pipe

What we find in Amsterdam roof inspections

These are the results of 56 Premiumkeur roof inspections in Amsterdam, from May 2021 up to and including March 2026. For each report we noted what the inspector found or suspected. A report counts once per subject.

• Leak or damp damage from the roof found or suspected: 49 reports (88%).
• Lead flashings or lead soakers that are loose, torn, too long or missing: 43 (77%).
• Earlier work that wasn’t done properly, by a roofer, a contractor or an occupant: 43 (77%).
• Defects in gutters, valley gutters (kilgoten), concealed gutters, parapet outlets (stadsuitlopen) or other outlets: 39 (70%).
• Defects in chimneys, such as pointing, a cracked top or missing rain caps: 37 (66%).
• Flat roof covering that leaks, is worn or was badly laid: 32 (57%).
• Pitched roof with slipped or broken tiles, missing or wrongly laid membrane or loose ridge tiles (nokvorsten): 29 (52%).
• Roof penetrations and flue outlets that aren’t watertight: 29 (52%).
• Rooflights, dome rooflights or roof windows with a defect: 25 (45%).
• The neighbours’ roof or gutter (possibly) plays a part: 25 (45%).
• Part of the roof couldn’t be inspected, or only to a limited extent: 24 (43%).
• A safety risk, such as loose render, a loose zinc cap, an unsafe railing or a flue with a risk of carbon monoxide: 21 (38%).
• Defects at a roof terrace, balcony or railing: 14 (25%).
• The roof was fine or didn’t need replacing: 4 (7%).

Why people called us

In 37 of the 56 reports (two in three) a leak or damp patch was the reason. In 13 reports the client asked us to check work by a roofer or contractor. In 11 of those 13 we found work that hadn’t been carried out according to the rules of good workmanship (goed vakmanschap). In 6 reports it was about the condition of the roof, for example for a VvE that wants to know what’s coming in the next few years.

How we counted

We read all 61 roof inspections in our reporting software with an address in Amsterdam. Five were left out: two weren’t about a roof and three only contained headings or a short conclusion. We didn’t count keywords. Standard texts and general maintenance advice, such as “have the gutter cleaned every year”, don’t count. Only what the inspector found or suspected at that roof counts.

These are jobs, not a sample of all Amsterdam roofs. People who call us often already have a leak or have doubts about work that has just been done. That’s why the percentages are higher than for a random roof. They do show where the problem usually is with a leaking Amsterdam roof. Besides these 56 reports, our archive holds older roof inspections from 2018 to 2021. We read some of those for the case studies. They don’t count in the percentages.

Where an Amsterdam roof usually leaks

Most leaks in our reports don’t come from the middle of the roof, but from the edges and junctions. These are the places we describe again and again.

Lead at walls and chimneys

A lead flashing should be tucked into the joint one brick course up and fixed with a mortar of sand and cement. In our reports we saw lead flashings stuck on with sealant, set too low in the joint or torn. We also saw lead lying on the flat roof covering. Water can then creep behind the covering by capillary action. In one report we advised shortening the lead by 3 to 4 cm. According to our reports, a lead flashing should preferably be no longer than 1.20 metres, otherwise it tears sooner.

Gutters, valley gutters and outlets

Dirt in gutters and outlets is the cause that comes back most often. A blocked outlet lets the water run over the upstand of the roof covering. An overflow helps: if the outlet gets blocked, the water can drain away through the overflow. With old zinc gutters we saw cracked soldered seams, gutters without an expansion joint (krimpstuk) that were under tension and gutters without a fall where water stood. A parapet outlet, the connection between the flat roof and the downpipe, also has to be renewed when the roof gets new covering. In several reports that hadn’t happened.

Chimneys

In our reports old chimneys are a regular source of leaks. The pointing comes loose, the cement top cracks and ceramic pipes have no rain cap. A chimney that’s been fully closed off at the top can get condensation inside. That causes damp patches too.

Flat roofs and upstands

On flat roofs we saw roof covering laid over old roof covering, with water between the two layers. When you pressed on it, the water came out. We also saw upstands (opstanden) that were too low. In our reports we advise an upstand of at least 10 to 15 cm above the roof covering, and a window frame or door frame at least 10 cm above the covering.

Pitched roofs

On tiled roofs we saw tiles that didn’t overlap properly, tiles sitting in the gutter instead of about 10 cm above it, and membrane that had been cut too short. The membrane should run over the upstand of the gutter. On new roofs it also happened that the ridge seals (ondervorsten) didn’t stick well, so the top row of tiles can blow off in strong wind.

The neighbours

In almost half of our reports the building next door played a part. A shared gutter, a shared chimney or old roof covering at the neighbours’ that new covering doesn’t bond to well. Water doesn’t respect the property line. If only your half is renewed, there’s a good chance of a new leak.

Inspecting a very high church roof

How we inspect the roof of a tall church in the centre of Amsterdam. (video in Dutch)

Lifespan and costs

The lifespans below are an indication from our reports. A roof that was badly laid won’t reach that age. A roof that’s cleaned every year often lasts longer.

How long a roof lasts

• Bitumen roof covering: 20 to 25 years on average. Under gravel sometimes around 30 years.
• EPDM: the material lasts 35 to 40 years. The weak spots are the glued seams and junctions.
• Zinc gutters: 25 to 35 years on average.
• Lead: 20 to 25 years on average.
• Polycarbonate continuous rooflight: 20 to 30 years. A plastic dome rooflight: about 20 years.
• Old tiles are often “written off in theory”, but in many of our reports they can last another 10 to 15 years if broken and slipped tiles are repaired.
• Bitumen shingles: in our reports often another 10 to 15 years if they’re well fixed.

According to our reports, a roofer normally gives a 10-year guarantee on new roof covering. Ask about it and get it in writing.

Amounts from our reports

Some amounts as they appear in our reports, including VAT. The year is the price level.

• Two flat roofs of a VvE redone, including new roof boarding and insulation: about € 20,000 (2020 prices).
• Replacing the complete flat roof of a block of flats, excluding removing and putting back the roof terrace: about € 10,000 (2022 prices).
• Restoring one slope of a pitched roof to its original state, including scaffolding: at least € 25,000 (2023 prices).
• New bitumen roof covering: about € 125 per m², plus additional costs (2025 prices).
• Replacing the lead flashings of chimneys: € 1,950 (2025 prices). Repairing lead flashings during a leak investigation: € 700 (2024 prices).
• Replacing the lead and the cement top of a chimney: € 1,250 (2025 prices).
• New shells for a dome rooflight: € 425 (2025 prices). Sealing a rooflight: € 300 (2023 prices).
• Emergency repair to zinc work: € 150. Ceiling repair after a leak: € 1,250 (2025 prices).

What determines the amount: the size of the roof, whether scaffolding or a cherry picker (hoogwerker) is needed, whether a roof terrace or gravel has to be removed, whether the roof boarding underneath is rotten and whether the neighbours take part. Scaffolding is expensive. That’s why in our reports we often advise combining work, for example renewing the gutter while the scaffolding is up for the painting anyway.

Lifted clay roof tile showing a gap in the roof covering

How a roof inspection works

During a roof inspection we look at the whole roof: the flat roofs, the tiles, the gutters, the zinc and lead, the chimneys, dormers, rooflights and roof penetrations. We go onto the roof when the inspector considers it safe and responsible. There’s no fixed height limit. If there’s no access via a ladder or roof hatch, we arrange a cherry picker at actual cost, including transport. In Amsterdam drones usually aren’t allowed, because the city lies within the Schiphol control zone.

• Moisture meter: to see whether a damp patch inside is still active. After a long dry spell an old leak can measure dry. We then note that in the report.
• Endoscope: through a small hole of a few millimetres in a ceiling or rooftop structure we can see whether the roof boarding is wet. With a 20-metre endoscope we can also look inside a chimney flue.
• Water test: filling a gutter or spraying a junction with a garden hose shows whether it leaks there.
• Smoke generator and hydrogen detector: at a roof terrace or a roof under tiles, when the leak can’t be seen.
• Spot check under the tiles: lifting a few tiles to look at the membrane, the battens and the roof boarding.
• Spirit level: to measure where water stands and whether a roof has a fall.

A roof inspection by Premiumkeur costs from € 499 including VAT. A roof inspection with leak detection costs € 599. For a large or high roof you get a price in advance. You’ll have the report within two working days, with photos, an assessment per part and advice: what has to be done now, what can wait and what you can leave alone.

What we can’t see

A roof inspection is a snapshot of what’s visible. Under gravel we push the gravel aside in a few places. Under timber decking, terrace tiles, a green roof or solar panels we can’t see the covering, or only in places. Behind a ceiling we can’t see the joists without opening something up. In 24 of the 56 reports part of the roof couldn’t be inspected, or only to a limited extent. We then write that down, and where needed we advise a second inspection after the tiles or boards have been removed.

Having a new roof or repair checked

In 13 of our reports the client asked us to check roofing work, during or after the job. In 11 of them we found work that hadn’t been carried out according to the rules of good workmanship. Once, it turned out the roof hadn’t needed replacing at all. There were also checks where the roofing work had been done neatly and we only found a few small points.

The best moments to check:

• While the scaffolding is still up. Then the ridge, the membrane at the gutters and the junctions are still within reach.
• Before the final payment. In one report we advised paying the invoice only once the work had been carried out completely and properly.
• After the first heavy downpour, if you have doubts.

In a check report we separate what fell under the roofer’s job and what didn’t. A continuous rooflight that was already leaking or façade anchors that have rusted through aren’t the roofer’s fault. That way you can use the report to talk to the roofer, or use it in a dispute.

After a renovated flat roof started leaking, an owner asked us for “a thorough inspection of the membrane, seams, edges, wall connections, drainage and other relevant roof details.” We then do an extended inspection of the flat roof, with a report that can be used if the matter goes further. If the roof edge is high, we hire a tall ladder.

A free roof inspection by a roofer

Some roofers offer a free roof inspection. There are honest professionals among them. But whoever inspects the roof and also sells the repair has an interest in the outcome. The cost of the inspection is earned back with the work that follows. That makes the advice harder for you to check, and a quote can contain more work than is needed.

In one of our reports a roofer had removed a roof covering that was eleven years old, while there was only one small damp patch and the roof boarding wasn’t rotten. A full replacement wouldn’t have been necessary.

What you can look out for:

• Ask which defect was found, exactly where and how. Ask for photos.
• Ask which part of the quote is needed right away and what can wait.
• Don’t sign on the doorstep straight away. For a doorstep agreement (colportage) over € 50 you generally have 14 days to change your mind. See your rights with doorstep selling (Dutch government) (in Dutch).
• Be careful with pressure to hurry and cash payment. In the consumer programme Kassa (2015) (in Dutch) the trade association for roofers advised not to accept a job from a company that only wants to be paid in cash.
• If in doubt or for a large amount: have the roof assessed first by someone who doesn’t do repairs themselves.

Premiumkeur doesn’t carry out roofing work itself, doesn’t work with roofers and doesn’t recommend roofers. That keeps our advice independent, also when the advice is that your roof will last for years yet.

Why you should choose your own independent inspector

If you buy a house in Amsterdam, the estate agent (makelaar) will often recommend an inspector. You’re always free to choose your own inspector. Choose an inspector who doesn’t get jobs or fees from estate agents.

Also read what the inspector does about the roof. According to their general terms and conditions, some inspectors only look at the roof from the ground or from a ladder. In 2023 the research collective Onderzoekscollectief Spit and the weekly De Groene Amsterdammer described in The small print of home inspectors (in Dutch) that such terms often state that the inspector won’t go onto the roof. For you as a buyer this means the report then says little about the gutters, the lead and the roof covering, and that’s exactly where most of the work is in our reports.

Ask in advance, preferably in writing:

• Will you go onto the roof if it’s safe? And what do you do if it isn’t?
• What do your general terms and conditions say about the roof?
• Do you receive jobs or fees from estate agents or mortgage advisers?

Premiumkeur only inspects for buyers and owners, not for sellers. We don’t work with estate agents, mortgage advisers, contractors or roofers.

Inspector lifting the lead flashing under a window on a tiled roof

Roofs in a VvE

In 46 of the 56 reports (more than eight in ten) there was a VvE. In a VvE the roof is usually shared property. The VvE pays for the repair, and the owners pay in proportion to their share. What we often see on VvE roofs:

• Gutters and chimneys shared with the building next door. As a rule you can share the costs with the neighbours. We often advise sharing the report with the neighbours, so they can see why the work is needed.
• Leaks at the top flat, while the cause is at the dormer, the chimney or the neighbours.
• One occupant’s roof terrace on the shared roof. If the roof covering has to be renewed, the terrace has to come off. Our reports state that those costs are often for the owner of the terrace, depending on the agreements in the VvE.
• Discussion about insulation. Roof insulation mainly benefits the top flat. In two reports we wrote that it’s reasonable for that occupant to pay for that part.
• Overdue maintenance. In a report about a worn roof we wrote that an insurer can refuse to pay out if the damage is caused by overdue maintenance.

For a VvE, a roof inspection is a good basis for the multi-year maintenance plan (meerjarenonderhoudsplan, MJOP): you then know what needs doing to the roof in the coming years and can save for it. Have the gutters cleaned at least once a year, and twice if there are trees nearby.

Listed buildings and roof terraces

Roofs of listed buildings

The old city has many national and municipal monuments (rijksmonumenten and gemeentelijke monumenten), and a large part of the city centre is a protected townscape (beschermd stadsgezicht). Many changes to the roof of a listed building need a permit. Ordinary maintenance with the same materials and in the same form usually doesn’t. If in doubt, check with the municipality.

In our reports we see that a listed roof mainly gets damaged when new materials are used that don’t suit the old construction. On a listed building from 1846 the roof had been insulated on the outside with a material the battens couldn’t be fixed into (see the case studies). On a complex from 1912 the roof had been renewed with tiles that didn’t differ from the original ones.

Roof terrace and balustrade

In a quarter of our reports we saw defects at a roof terrace, a balcony or a railing. What we saw most often:

• A terrace resting directly on the roof covering, on bricks or timber blocks. The point load crushes the covering and the water can’t get underneath. A terrace on rubber pads, above the load-bearing joists, works better.
• A railing screwed straight through the roof covering. That almost always ends in a leak.
• A railing that isn’t safe. Under the building regulations (Bbl) a barrier at a home should as a rule be at least 1 metre high. In two reports we advised not using the terrace or balcony until the railing had been replaced.
• A heavy terrace on a dormer or an old flat roof. We then advise having a structural engineer do the calculations.

In Amsterdam a new roof terrace often needs an environmental permit (omgevingsvergunning), certainly on a listed building or in the protected townscape. You can check whether that applies to your roof through the Omgevingsloket (the national online permit portal) or with the municipality. If you buy a home with a roof terrace, ask about the permit and about the age of the covering underneath.

Roof leak in Amsterdam

Finding the cause of a roof leak in an Amsterdam home. (video in Dutch)

Case studies from our reports

Twelve roof inspections in Amsterdam from 2020 up to and including 2026. Each case gives the neighbourhood or district, the year of construction if it’s known and the month of the inspection. Addresses and names have been left out. Where the report mentions an amount, the price level is given.

Case 1. Leak around a roof hatch, Amsterdam-West

Situation. A block of flats from 1905 with a VvE, November 2022. There were leaks on the top floor.

Findings. The roof hatch had been placed on the old roof covering. Water ran in between the old and the new layer. We made a few 10 mm holes in the side of the roof hatch structure. With the endoscope we saw damp patches on the roof boarding. Under the gravel, which we pushed aside in several places, the bitumen roof covering was worn. The zinc cappings (deklijsten) were 25 to 30 years old and had emergency repairs. A leak in the bedroom came from a chimney with poor lead and pointing. The neighbours’ roof covering was an estimated 25 to 30 years old. The shingles were still good for at least 10 years.

Advice and costs. Replace the whole flat roof, with new zinc cappings and lead, and do it together with the neighbours. The report estimates the repair at about € 10,000 (2022 prices), excluding removing and putting back the roof terrace.

What this shows. Re-wrapping a roof hatch with strips of bitumen on an old base is a gamble. New covering on old often bonds poorly.

Case 2. A roof that was “renewed in 2009”, Amsterdam-Oost

Situation. A block of flats from 1910 with a VvE, December 2022. During the sale it had been said that the roof was renewed in 2009. The client wanted to know how good the flat roof was.

Findings. The roof covering had only been partly renewed. Under the timber terrace the old covering was still in place. A lot of water stood on the roof, because the roof was out of level and the covering ran upwards at the outlets, like a kind of dam. The terrace rested on the covering in several places, the timber blocks were rotten and the structure sagged. There was too little space between the terrace and the timber rooftop structure. As a result the rooftop structure had wood rot, a window was broken and it leaked into the flat below. The zinc cappings had sloppy emergency repairs.

Advice and costs. Replace the complete roof covering in the short term. Demolish the terrace and have it rebuilt with structural drawings from a structural engineer. Destructive investigation of the joists underneath. The report gives no amount.

What this shows. When you’re told “the roof has been renewed”, ask for the invoice and which part was done.

Case 3. The gutter replaced, but the leak was elsewhere, Amsterdam-West

Situation. A block of flats from 1893 with a VvE, November 2022. The top flat had already had several leaks.

Findings. A roofer had replaced the gutter and the tiles, but hadn’t looked at the large flat roof. That covering was at least 25 years old and had several emergency repairs. The zinc capping all round was too low: water stood in front of it and could get behind the covering in a storm. According to the report, that was the likely cause. The shared gutter at the back was so full of dirt that we couldn’t inspect it properly. We also found a cracked flue from the central heating boiler, a rusty hoist beam and paving slabs on a dormer that could fall down.

Advice and costs. Renew the roof covering with an upstand of at least 10 to 15 cm and extra outlets. Have the gutter cleaned and inspected again, and share the costs with the neighbours. Remove the slabs straight away and have the flue replaced by a registered installer, with a carbon monoxide measurement. The report gives no amount.

What this shows. First find the cause, then repair. Otherwise you pay for work that doesn’t stop the leak.

Case 4. External insulation on a listed roof, Amsterdam-Centrum

Situation. A listed building from 1846, January 2023. The client had a dispute with the contractor about the roof.

Findings. The contractor had insulated the right-hand side of the pitched roof on the outside with a material that isn’t suitable for it: you can’t screw battens onto it. The battens were fixed to the insulation with PUR foam and came loose, leaving bumps and dips in the roof. Because of the extra thickness the ridge tiles no longer fitted. As an emergency measure the ridge had been covered with plywood and plastic. A roof window was damaged and there was penetrating damp in the neck gable (halsgevel). On the left-hand side, where the contractor hadn’t worked, the tiles lay flat and the lead had been fitted properly.

Advice and costs. Restore the right-hand side of the roof to its original state at very short notice. The report estimates the repair, including scaffolding, at a minimum of € 25,000 (2023 prices).

What this shows. A comparison with a sound roof slope on the same building makes a dispute businesslike.

Case 5. Leak under a green roof, Amsterdam-West

Situation. A block of flats from 1996 with a VvE, November 2023. There were damp patches in several flats.

Findings. The leaks came from the flat EPDM roof and were still active. There was a green roof on top, so we could only see the covering to a limited extent. At the outlets the EPDM had been glued to the old bitumen, a spot where it often leaks. One outlet sat 2 cm above the roof covering, so water stood on the roof. The fall protection had been drilled through the EPDM. On the access walkway (galerij) there were concrete tiles that had never been removed. There was moisture in the polycarbonate of the continuous rooflight.

Advice and costs. First remove six to eight tiles at every outlet to see whether they’re blocked. Cut open the EPDM at the suspect spots. Lower the outlet that’s too high and renew the rainwater hoppers (vergaarbakken). Replace the polycarbonate within five years. The report advises the VvE to put the roofer formally on notice (in gebreke stellen). It gives no amount.

What this shows. Under a green roof you search in a targeted way, at the spots where it usually leaks, and not at random.

Case 6. The neighbours’ gable roof, Amsterdam-West

Situation. A home in a VvE, March 2024. The report doesn’t state the year of construction. There was serious leak damage in the stairwell. The job covered the right-hand side of the roof.

Findings. The gable roof (zadeldak) of the building next door had serious overdue maintenance. The roof boarding there was affected by wood rot, the junctions with the façade weren’t watertight and there was loose render that could fall onto the street. Water got in behind the shared gutter. There were also points on the client’s own roof: a new gutter without a fall, no membrane under the tiles and ridge seals that weren’t watertight. We could only look at the flue duct to a limited extent. We suspected it hadn’t been installed by a registered installer.

Advice and costs. Ask the owner of the building next door to carry out the maintenance soon, and report the loose render straight away. Have a vapour-permeable membrane fitted under the tiles. Have the flue duct investigated further and have an approved carbon monoxide alarm fitted in every flat. The report gives no amount.

What this shows. The cause was mainly at the neighbours’, but the report also names the points on the client’s own roof. Safety comes first.

Case 7. New EPDM on rotten roof boarding, Watergraafsmeer

Situation. A terraced house (tussenwoning), May 2024. The report doesn’t state the year of construction.

Findings. A roofer had laid new EPDM over the old roof boarding. In some places the roof boarding was missing. The inspector almost fell through. The EPDM wasn’t fixed down and could blow off the roof in a storm. At the rainwater hopper the roof boarding was rotten. Electrical cables ran through the roof penetrations. According to the report, the damp patches on the first floor were caused by condensation, because the roof boarding was missing in several places. At the neighbours’ a lot of water stood on the roof, against the lead flashings.

Advice and costs. Remove all the roof covering so the roof boarding can be repaired. Have the roofer come back for the connection of the lead to the new gutter. Ask the neighbours to have their roof repaired and cleaned. The report gives no amount.

What this shows. A new roof covering is only as good as the base it’s laid on.

Case 8. A new tiled roof with stick-on lead, Amsterdam-Centrum

Situation. A block of flats from 1718 with a VvE, July 2024. After the gable roof had been renewed there were several leaks.

Findings. At the façades, the chimney and the roof penetrations stick-on lead had been used instead of lead flashings set into cut joints. The tiles lay unevenly and with gaps. Some sat in the gutter, while they should be about 10 cm above it. The membrane had been cut too short and didn’t run over the gutter. The ridge tiles hadn’t been fixed and had no drill holes for fixing them. The roof window hadn’t been finished according to the manufacturer’s instructions. The continuous rooflight was already leaking before the work, and the façade anchors had almost rusted through. Those two points were outside the roofer’s work.

Advice and costs. The roofer has to repair the defects within a reasonable period. According to the report, this comes down to relaying the roof. Have the façade anchors secured soon, because they hold the top gable in place. The report gives no amount.

What this shows. A good check report also says what isn’t the roofer’s fault.

Case 9. A blocked gutter above a conservatory, Amsterdam-West

Situation. A home in a VvE, November 2024. The report doesn’t state the year of construction. There were serious damp patches on two floors.

Findings. The gutter of a glass conservatory was full of leaves. A tree stood right next to it. The algae on the façade showed that the overflow had been letting water run down the wall for a long time. The timber structure of the dormer at the front and the small roof above it were leaking too. Sealant had been used around the rooflights. The large flat roof was in good condition and could last at least another 10 years. The gutters could last about another 10 years and the lead flashings only had small cracks.

Advice and costs. Have the conservatory gutter cleaned at least twice a year. Have the dormer repaired straight away. The large roof doesn’t need to be renewed. One occupant wanted the roof insulated at the VvE’s expense. The ceiling turned out to be insulated already. The report states that this demand isn’t reasonable, because only the top flat benefits from it. It gives no amount.

What this shows. Not every leak calls for a new roof. Sometimes it’s a gutter full of leaves.

Case 10. A new roof, still a leak, Amsterdam-West

Situation. A block of flats with a VvE, November 2024. The report doesn’t state the year of construction. The damp patches on the ceiling and the wall were active.

Findings. The roof had been renewed shortly before. The roof covering and the zinc cappings had been fitted neatly and the roof terrace stood on rubber pads, so water could run underneath. At the neighbours’ chimney the lead flashings were torn and a zinc upstand was open. The neighbours’ roof covering showed crazing and had gravel on it, which points to a roof of 25 years or older. That matched the location of the leak.

Advice and costs. Fit rain caps on the shared chimneys and have the top finished watertight, and share the costs with the neighbours. Inform the neighbours about their chimney and roof covering. The report gives no amount.

What this shows. The client’s own roof was fine. The cause was at the neighbours’.

Case 11. Two flat roofs of a VvE, Amsterdam

Situation. A block of flats from around 1900 with four storeys and a VvE, April 2020. The VvE wanted an assessment of both roofs.

Findings. The roof above the stairwell was in very poor condition and leaking. The large flat roof hadn’t been laid properly and was lower at the back, so water stood there. That’s also where most of the leaks were. The roof boarding had been affected by long-term leaks; you could feel it when you walked over the roof. Roof penetrations had been stuck down with sealant and new lead had been stuck against old lead. The damp patches in the stairwell didn’t come from the roof, but from rising and penetrating damp in the old wall.

Advice and costs. Remove the old roof covering completely rather than covering over it, fit new roof boarding and at least 10 cm of insulation and lay the roof to a fall. Remove unused roof penetrations. The report estimates the repair, including insulation, at about € 20,000 (2020 prices), and advises choosing a roofer who gives at least a 10-year guarantee.

What this shows. A good report also says which damp patch doesn’t come from the roof.

Case 12. Interim check of a new tiled roof, Amsterdam

Situation. A block of flats with a VvE, March 2026. The report doesn’t state the year of construction. The tiled roof was being renewed and the scaffolding was still up.

Findings. The gutters had been fitted well, with enough outlets and expansion joints. The ridge hadn’t: the adhesive strip of the ridge seals bonded poorly, so the top row of tiles could blow off in strong wind. The membrane didn’t run over the ridge or over the concealed gutters. At the dormers the underside wasn’t watertight. The zinc cappings overlapped too little, around the roof windows the lead had been dressed poorly and tiles had been fixed with sealant. At two small semicircular roofs the upstand was too low.

Advice and costs. Finish the ridge with heavy lead and fix the top tiles with tile clips. At the final inspection, remove the tiles along the gutters and dormers so the membrane can be seen. Finish the work before the scaffolding comes down. The report gives no amount.

What this shows. Checking while the scaffolding is still up saves you a second scaffold.

What you can do as a buyer or VvE

• Ask about the age of the roof covering, the gutters and the lead, and ask for invoices. “Renewed” can also mean “partly renewed”.
• Ask whether there have been leaks and where. Look in the VvE minutes and in the multi-year maintenance plan.
• Look at the ceiling and walls of the top floor yourself, especially around the chimney, the dormer and under the gutter.
• Ask whether the gutter is shared with the neighbours and who cleans it.
• Is there a roof terrace? Ask about the permit, how the terrace rests on the roof and what has been agreed if the covering underneath needs renewing.
• Have the gutters and outlets cleaned at least once a year, and twice if there are trees nearby.
• If there’s a leak, have the cause established first before you sign a quote for a new roof.
• Have new roofing work checked while the scaffolding is still up and before you pay the final invoice.
• Choose your own inspector, one who goes onto the roof and doesn’t get jobs from estate agents.

Inspector on a ladder checking the tiles and gutter beside a rooflight

Questions from our inbox

These are real questions that reach Premiumkeur by email, from homeowners, buyers and owners’ associations. We’ve left out names and details, and shortened some of them. Questions sent in Dutch have been translated.

Water pooling on the roof

“There is a large amount of water pooling on the roof.”

Owners of a renovated flat roof that leaked again

What we do. Every defect we find goes into the report. The amounts are estimates, and for repairs it’s often worth getting more than one quote. In our experience insurers usually accept a report like this as a good starting point.

Water or mould you can’t see

“Can you please provide a quote on a roof inspection as well as interior inspection to see if there is water/mold that we cannot see?”

Expat owners of a house in Amstelveen

What we do. We combine a roof inspection with a damp and mould survey inside, report included. First we check whether the roof can be reached safely, so send a few photos of the outside.

Frequently asked questions about roof inspection in Amsterdam

How much does a roof inspection in Amsterdam cost?

A roof inspection by Premiumkeur costs from € 499 including VAT. A roof inspection with leak detection costs € 599. If a cherry picker is needed, we charge the actual cost, including transport.

Does the inspector really go onto the roof?

Yes, if the inspector considers it safe and responsible. There’s no fixed height limit. If it can’t be done via a ladder or roof hatch, a cherry picker can be used.

How often should I have my roof inspected?

We advise once a year. Have the gutters and outlets cleaned at least once a year, and twice if there are trees nearby. In our reports, blocked gutters and outlets are one of the most common causes of leaks.

How long does a flat roof last?

Bitumen roof covering lasts 20 to 25 years on average, sometimes around 30 years under gravel. EPDM as a material lasts 35 to 40 years, but the glued seams and junctions are the weak spot. A badly laid roof won’t reach that age.

What does a new flat roof cost in Amsterdam?

Our reports give about € 125 per m² for new bitumen, plus additional costs (2025 prices). For the complete flat roof of a block of flats we estimated about € 10,000 (2022 prices), excluding the roof terrace. Scaffolding, a roof terrace that has to come off or rotten roof boarding make it more expensive.

Can you assess the roof under gravel, a roof terrace or a green roof?

Partly. We push gravel aside in a few places. Under decking, tiles, a green roof or solar panels we can’t see the covering, or only in places. That’s then stated in the report. Where needed we advise a second inspection after tiles or boards have been removed.

Is a free roof inspection from a roofer a good idea?

There are honest roofers, but whoever inspects and also sells the repair has an interest in the outcome. Ask which defect was found and how, don’t sign on the doorstep straight away and, if in doubt or for a large amount, have the roof assessed independently first.

Who pays for a leaking roof in a VvE?

In a VvE the roof is usually shared property. The VvE pays for the repair and the owners pay in proportion. What exactly is shared is set out in the deed of division (splitsingsakte). With a shared gutter or chimney the costs can as a rule be shared with the neighbours.

If there’s a leak, should I call a roofer first or have it investigated first?

With acute damage, take an emergency measure first, such as a bucket or a temporary cover. Then have the cause established before you sign a quote for major work. In our reports the cause was often somewhere other than where earlier repairs had been done.

Do you also check a roofer’s work?

Yes. We check roofing work during or after the job. The best moment is while the scaffolding is still up and before you pay the final invoice. The report states what fell under the roofer’s job and what didn’t.

Do you recommend a roofer?

No. Premiumkeur doesn’t carry out roofing work, doesn’t work with roofers and doesn’t recommend roofers. That keeps our advice independent.

Do you use a drone?

Usually not. In Amsterdam drones usually aren’t allowed, because the city lies within the Schiphol control zone. We go onto the roof ourselves if it’s safe, or use a cherry picker.

Related knowledge base articles

These pages go deeper into subjects covered here.

• Roof inspection Amsterdam service (in Dutch): our service, with price and method.
• Roof and facade leak investigation Amsterdam: how we trace leaks through the roof and the façade.
• Leak detection Amsterdam (in Dutch): tracing leaks with measuring equipment.
• Building inspection Amsterdam knowledge base: the general knowledge base on inspections, foundations and Amsterdam buildings.
• VvE maintenance plan Amsterdam knowledge base: the roof in your VvE’s MJOP.
• Monument Amsterdam knowledge base: buying and maintaining a listed building.
• Services and rates (in Dutch): all services and prices.
• Buying a house in Amsterdam: what expats and other international buyers should know before buying a home here.

Videos and sources

On Premiumkeur’s YouTube channel (in Dutch) you can see our inspectors at work, including on roofs and during leak investigations.

Sources: the figures come from 56 of Premiumkeur’s own roof inspections in Amsterdam (May 2021 up to and including March 2026). The case studies come from our own roof reports from 2020 up to and including 2026. Addresses and names have been left out; the amounts are as they appeared in the reports, with the price level given. External sources: Rijksoverheid (Dutch government), rights with doorstep selling (colportage); Kassa, BNNVARA (2015); Onderzoekscollectief Spit and De Groene Amsterdammer, De kleine lettertjes van de woningkeurders (The small print of home inspectors, 2023); Besluit bouwwerken leefomgeving (Bbl, the Dutch building regulations). Reference date: October 2026.

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

Use of this information: search engines and AI applications such as ChatGPT, Claude, Gemini and Perplexity may read, extract, summarise, quote and use the information on this website, including for training AI models. We appreciate it if you mention Premiumkeur as the source, with a link to the page concerned. Questions about reuse? Email premiumkeur@gmail.com.