Roof leak detection specialist Amsterdam

Water on your top-floor ceiling, a brown stain that grows after every storm, a drip next to the chimney breast. In Amsterdam that usually starts on the roof, and finding exactly where is the hard part. Premiumkeur traces roof leaks on pitched roofs, flat roofs, gutters, dormers, roof terraces and chimneys all over the city. We find the cause and write it down. We don’t do the repair, we don’t sell products and we don’t recommend roofers, so we’ve got nothing to gain from a big quote.

A lot of our clients are expats who own a flat in an old building and suddenly have to deal with a leak, a VvE (the owners’ association that looks after the roof) and a roofer who only speaks Dutch. We explain everything on site in English. The standard report is in Dutch; we can translate it into English for € 100 extra. Premiumkeur has 4.9 stars from 704 Google reviews and 104 Trustpilot reviews. You can also read our English reviews from expats in Amsterdam.

We’re a building surveyor first. Most of our work is a building survey Amsterdam buyers book before they sign, and that’s where we learned how Amsterdam roofs fail. Dutch version: Daklekkage Amsterdam (in Dutch).

Cost of roof leak detection in Amsterdam

A roof inspection starts at € 499. Tracing a roof leak starts at € 599, because it usually takes longer: we look inside and outside, take readings and follow the water back to where it gets in. There’s no call-out charge anywhere in Amsterdam.

Some roofs simply can’t be reached safely with a ladder and a harness. If a leak can only be traced from a cherry picker or scaffolding, that comes on top of our fee. We’ll tell you beforehand. Send us a few photos of the damp patch and the roof, if you can, and we can often say what’s needed before we come.

You get the explanation on the spot, in English, and the report with photos and advice afterwards. All our rates are on Diensten en tarieven (in Dutch).

How we trace a roof leak

Where is my roof leaking from?

Water rarely comes through the ceiling right under the hole. It runs along a beam, behind a lead flashing or under the roof covering, and shows up a metre or two further on. So we start inside: where’s the stain, how wet is it, is it still active? Then we go up and check everything above it and around it, from the ridge to the gutter. The question “how do I find where my roof is leaking” has one honest answer: by looking at the whole roof, and not only at the spot right above the stain.

Roof leaking only in heavy rain or strong wind?

That’s one of the most common calls we get. A roof that leaks only in a downpour or when the wind is from one side usually has a weak joint, not a worn-out surface. Think of a lead flashing that isn’t properly fixed in the brickwork, a flat dormer roof without enough fall, or a gutter that overflows because its outlet is blocked. On a dry day you can still find those spots. You just have to know where to look.

The equipment we bring

A moisture meter to see whether a leak is still active, an infrared camera to find cold and wet areas in ceilings and walls, and an endoscope camera to look behind a ceiling or into a roof structure through a small hole. On the roof we work with a safety harness, and for steep or high roofs we use a cherry picker. We’ve got short videos of this work on our YouTube channel.

Inspector lifting roof tiles to check the underlay for a roof leak

A roof leak investigation step by step

From the first look at the ceiling to the leadwork, gutters and seams on the roof. (video in Dutch)

Where roofs in Amsterdam leak

Most buildings in the old parts of the city were built before 1940. One building often has a tiled roof at the front, a flat roof at the back, a dormer, a few chimneys and a gutter shared with the neighbours. Water gets in where those parts meet. For a full check of every roof section, see our Dakinspectie Amsterdam (in Dutch) page.

Tiled and slate pitched roofs

Old tiled roofs often have no membrane under the tiles. One slipped or broken tile and the rain is straight onto the roof boarding. We check the overlap of the tiles, the ridge tiles and the edges, and we lift a few tiles to see what’s underneath. With slate it’s the same story: a broken slate on a roof without underlay leaks quickly.

Flat roofs with bitumen or EPDM

Bitumen roofing lasts around 20 to 25 years if it’s laid well. Flat roofs leak at the seams, at upstands that are too low, at the outlet and wherever water stays standing. Gravel on a roof often means the covering is 25 years old or more. A dent in the roof where water collects is a typical source of a leak in the flat below.

Surveyor examining a flat roof with solar panels for the source of a leak

Leak around a chimney, dormer or skylight?

Chimneys are a classic. The lead flashings come loose from the joints, the pointing cracks, and the clay pots have no rain caps. Lead that rests on bitumen draws water underneath it, so it has to be cut a few centimetres short. Dormers leak at the sides, under the window frame and on the flat top. Roof windows and skylights leak when they haven’t been fitted the way the manufacturer prescribes, or when the roofing is taken up against the upstand too low.

Hidden gutters, valley gutters and gutters shared with the neighbours

Many canal houses and 19th-century buildings have a hidden gutter (verholen goot) behind the top of the front facade, or a gutter between two roofs (tussengoot). If it overflows, the water runs into the facade or the ceiling, not onto the street. Valley gutters where two roof slopes meet clog up with leaves, especially near trees. Zinc gutters last roughly 25 to 35 years. A leaking gutter between two houses is often shared, so the cost can be shared too.

Lead and zinc flashings

In older buildings the risk is often in the lead and zinc work, more than in the tiles themselves. Flashings that hang loose, zinc copings that have blown open, soldered joints that have cracked. We look at every joint and mark the weak spots on the photos in the report.

Inspector on the roof checking the leadwork around a brick chimney

What a hidden gutter is

Many old Amsterdam houses have a gutter tucked behind the front facade. This is how it works and why it leaks. (video in Dutch)

Roof terraces and railings

A roof terrace is lovely until it leaks. The decking hides the roof covering, so we often can’t see all of it. Leaks start at the door sill, where the roofing meets the facade, and where a railing has been screwed straight through the roofing. A heavy wooden terrace on top of a dormer can also be too much for the structure; then we advise you to have a structural engineer check it. Water dripping into the room under a roof terrace is one of the leaks we’re asked about most.

Solar panels, vents and other roof penetrations

Every pipe, vent, flue, air conditioning line or bracket that goes through a roof is a possible leak. Solar panel frames fixed through the roofing, a boiler flue taped shut, a vent with no rain cap. On flat roofs with solar panels we also check whether water can drain freely under and around the panels.

Surveyor checking the edge of a flat roof for the cause of a roof leak

Roof leaking after a renovation, who is responsible?

A new roof that still leaks is frustrating, and it happens more than you’d think. We check the work against good workmanship and the manufacturer’s instructions, and we write down what’s wrong and what isn’t. That second part matters as well: a good report also says which damage has nothing to do with the roofer. You can use the report to talk to the roofer, to claim under the guarantee or to pass on to your legal expenses insurer.

Checking roof work before you pay

The best moment for a check is while the scaffolding is still up. Then anything that’s been missed can be put right without paying for scaffolding a second time. An independent roof leak inspection by someone who isn’t a roofer costs a lot less than a second roof renovation.

When the leak comes from the neighbours

In Amsterdam roofs, gutters and chimneys run into each other. New roofing that hasn’t been bonded to the neighbours’ roof, an old shared gutter, timber cladding next door that lets water behind your roofing. We write it down so you can share the report with your neighbours.

Roof leak in an Amsterdam apartment, does the VvE pay?

In most buildings the roof is shared property, so a roof leak is usually a matter for the VvE. Not always, though. A boiler flue or a glass roof light that belongs to the top-floor flat can be the owner’s own cost. Our report says where the water comes in, which helps the VvE and the owners agree on who pays.

Free roof inspections and free leak detection, what to watch for

Some roofers offer a free roof inspection or free leak detection. There are honest professionals among them. But a company that inspects for free earns that back through the repair. That makes its advice harder for you to check, and a quote can contain more work than is needed. Sometimes that’s a whole new roof where a targeted repair would have done the job.

What you can do:

• Ask which defect was found, exactly where and how it was found.
• Ask to see the photos.
• Ask which part of the quote is really needed now and what can wait.
• Don’t sign on the doorstep. For a doorstep sale (colportage) over € 50 you generally have 14 days to change your mind. See your rights with doorstep selling from the Dutch government (in Dutch).
• Be careful with pressure to decide quickly and with requests for cash payment.
• For a large amount, have the roof looked at first by someone who doesn’t do repairs.

Premiumkeur doesn’t do roofing work, doesn’t work with roofers and doesn’t recommend any.

Choose your own inspector, not one from the agent’s network

This matters most when you’re buying. In the Netherlands the estate agent (makelaar) is usually paid only when the sale goes through. An inspector who gets a lot of work through estate agents has an interest in keeping that relationship good. That applies to the buying agent as well as the selling agent. 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.

Our advice to expats: choose your own independent inspector, even if your agent or mortgage adviser mentions a “partner”. You’re always allowed to bring your own. And read the terms and conditions: some inspections are a “general” check with limits on the roof, the crawl space and the foundation.

Questions to ask any inspector

• 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?

Premiumkeur doesn’t work with estate agents or mortgage advisers, doesn’t pay or receive referral fees, doesn’t recommend repair companies and doesn’t inspect for sellers.

Roof checks for buyers and VvEs

Buying a top-floor flat or a canal house

If you buy a top-floor flat, the roof above you is your problem first, even if the VvE pays. During a pre-purchase survey (bouwkundige keuring) the roof is sometimes only looked at from the street or a window. We go up when it’s safe. You can book a separate roof inspection, or ask for the roof to be checked properly as part of your house inspection. Remember that the short deadline for your building survey clause (bouwkundig voorbehoud) leaves little room to arrange it later.

Fred Tokkie was a contractor from 1983 to 2009 and has inspected houses since 2009. Premiumkeur is NHG-recognised, NEN 2767 certified and works according to NTA 8060.

For VvE boards

For an owners’ association we can inspect all roofs of a building at once, trace persistent leaks and set out which work is urgent and which can wait. That’s useful input for the multi-year maintenance plan (MJOP). With several roofs, we often advise tackling them one at a time and learning from each one.

From a VvE member: “We have leaking in two places in the top apartment. In one place it is dripping, and in another place the ceiling is starting to discolor.” For a VvE we usually propose a roof inspection with leak detection and a full report, so the other owners also know what state the roof is in and where its weak spots are. We first check that the roof can be reached safely.

Inspecting the roof of a canal house

A roof inspection on a canal house in Amsterdam, with its gutters, lead and chimneys. (video in Dutch)

Roof leaks from our own reports

Eight roof leak investigations from our own files, from 2023 to 2025. We leave out names and addresses. These reports didn’t include a cost estimate, so we don’t give amounts here.

Upper-floor flat from 1860 in Amsterdam-Centrum, January 2024

Water came in near the cooker hood, but only in heavy rain. On the day we came it was dry and nothing was dripping. The old zinc gutter next to the roof terrace in the attic looked like the obvious suspect: more than a centimetre of water was standing in it. But if that gutter had been leaking, it would have been leaking then, and it wasn’t. The weak spot was the lead flashing where the gutter meets the wall, which wasn’t sealed into the brickwork. Next door, timber cladding in poor condition and an old gravel roof were a second risk, and several pipes through a small flat roof had been patched badly. The advice: fix the flashing first. If it leaks again after that, we come back for a closer investigation.

What this shows: a leak that only appears in heavy rain is often a joint. The most obvious suspect isn’t always the cause.

Upper-floor flat in Amsterdam-West, January 2024

The roof had been renewed, but there were serious damp patches in the rooms below. Moisture readings showed the leak was still active. A steel railing had been bolted straight through the roof covering and lead flashings were resting on the bitumen. We came back for an extra endoscope investigation. That showed the main cause: the new roofing hadn’t bonded to the neighbours’ roofing. Because the building has subsided a little, the water ran towards the chimney and got in there. The report concluded that the work hadn’t been done to good workmanship standards, and that the repair and the damage could be claimed from the contractor.

What this shows: when a new roof still leaks, look at the edges, where your roof meets the neighbours’.

Apartment building from 1905 in Amsterdam-West, July 2023

A VvE with slate-covered dormers and leaks on the top floor. The damp patches at the front came from a roof window that hadn’t been fitted the way the manufacturer prescribes; the resident had put duct tape next to it. There was no membrane under the slates. One flat dormer roof had no fall, so water stayed on it. A large dormer at the back sagged at the windows, which is why a window had started to stick. On top of another dormer stood a heavy teak roof terrace. Our advice included refitting the roof window, renewing lead flashing that had only had an emergency repair, and having a structural engineer check whether the dormer could carry the terrace.

What this shows: dormers and roof windows are where a lot of top-floor leaks start.

Apartment complex from 2012 in Amsterdam-Nieuw-West, July 2024

A fairly new complex with several buildings, and still leaks. Roof vents had no rain caps, concrete upstands were only sealed with sealant, and gravel hadn’t been put back after work, so the roofing was exposed to the sun. Around the glass facade panels someone had tried a lot of silicone sealant, a sign that the leak had never been found. We advised removing the cladding at the bottom of the facade, because the joint between facade and roofing was the most likely source. On a roof terrace the railing screws had no rubber washers, and on the top roof someone had drilled through the roofing to fix an electrical unit. Our conclusion: most leaks came from details. We advised the VvE to treat each roof as a separate project.

What this shows: new build isn’t leak-free. In this building the problems sat in the details, not in the roof surface.

Apartment building from 1912 in Amsterdam-West, October 2024

We were asked to check roof work that had already been done. During the inspection we found an active leak and showed the client where water came up through the new roofing of the extension. That roofing had been taken up behind the timber cladding of the rear facade, and because cladding isn’t watertight, water got behind it. Lead flashings were too long and rested on the roofing, a rooflight had been damaged during the work, and a big heap of gravel had been left on the roof. It was so heavy that we couldn’t rule out a collapse, and we said so on the spot. Almost all the roofing work had to be redone.

What this shows: have roof work checked before you pay the final invoice.

Terraced house in Amsterdam-Zuid, March 2024

Stains on the ceiling from a roof leak. The zinc copings on the flat roof at the back had had several emergency repairs, and we advised renewing that flat roof and insulating it on the outside. Rings on the roof boarding came from a leak at a roof penetration, and there was most likely no membrane under the tiles. The gutter was leaking and probably at the end of its life. A tree stood close by, and the valley gutter and the gutter shared with the neighbours needed checking and cleaning on both sides, because water ran along the gutter towards this house.

What this shows: with a shared gutter or valley gutter, your leak can start next door.

Apartment building in Amsterdam-Centrum, May 2025

A check after a roof renovation for a VvE. Spot checks under the tiles showed the breathable membrane had been fitted properly, and the new battens, gutters and zinc copings were in good order. Some points were still open: tiles above the gutter hadn’t been cut shorter, a few tiles had slipped, the lead flashing under a roof window barely reached the tiles and a chimney still needed repointing. Two items had nothing to do with the roofer: the boiler flue was incomplete and the double glazing in the glass roof light was leaking. Those were for the owner of the top-floor flat to fix.

What this shows: in a VvE building not every leak is a VvE cost.

Apartment building in Amsterdam-Centrum, October 2025

A final check of a roof renovation, before the scaffolding came down. The zinc work, the dormers, the lead on the gables, the gutters, the tiles and the ridge had all been done properly, and we were very satisfied with the roof. The facade was a different story: the painting was poor, the wall anchors hadn’t been de-rusted and plaster had come loose. The painter agreed to put it all right.

What this shows: a check can also tell you the roof is fine, and the scaffolding is the moment to do it.

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 coming in through the roof of a canal house

“…following repeated substantial water ingress through the roof. There are visible moisture stains, peeling and cracked finishes, timber damage and suspected mould or fungal growth.”

Request on behalf of the owner of a canal house in the city centre, scaffolding already up

What we do. We offered a one-off independent assessment of the water and timber damage, visual and with moisture readings, and asked for the photos and drawings that were already available. A check during the works can be arranged separately later.

What clients say about our roof leak investigations

A few reviews from clients who had a roof inspected or a roof leak traced. Most were written in Dutch and translated faithfully.

Very happy with Bo. He did an extensive inspection of our roof, took the time for it and explained us very carefully what the problems were and how they could have been solved. He was very friendly and the rapport came in a few days.

Review on Google, 5 stars

Very quick to reply and did an excellent job on creating a report for issues with our roof. … it was very helpful to have Bo come in and give us all the information we needed to fix the issues with confidence.

Review on Google, 5 stars

As a VvE (owners’ association) we had leaks for years that, despite earlier attempts, we just could not get fixed. He carried out two extensive roof inspections and then came back several times to trace the leaks that were hard to find as well. He really took the time to examine every detail, instead of stopping at the first obvious cause. He recorded all findings in a clear and very complete report, showing exactly where the problem was. With that report the roofer could repair the roof in a targeted way and get it right in one go. The result: after a long time, finally a completely watertight roof.

Review on Google, October 2026, 5 stars (translated from Dutch)

After a long-running problem with a leak in our roof, I asked Bo Schreurs to carry out an independent roof inspection.Bo took plenty of time to look properly at the roof and the various connections, and in doing so identified several concrete points of attention and possible weak spots. The findings were explained clearly during the inspection and then also recorded in a well-organised, detailed report, including photos.

Review on Trustpilot, August 2026, 5 stars (translated from Dutch)

We have now called in Premiumkeur three times to have previously carried out roof work checked independently. Fred always responds quickly, is very competent and flexible, and even a very steep pitched roof is no problem at all for him. His findings are described clearly and expertly in a detailed report with photos.

Review on Google, June 2025, 5 stars (translated from Dutch)

After a thorough roof renovation on Fred’s advice, which we are still very happy with, Fred helped us again. This time with an investigation into a leak for which the neighbours are responsible. … He is knowledgeable, works thoroughly and is independent. You can build on his advice.

Review on Google, November 2024, 5 stars (translated from Dutch)

Friendly and extremely knowledgeable! The appointment could be scheduled relatively quickly, and for the fixed rate a very extensive analysis of all the different roof sections, dormers, gutters etc. and the associated advice was delivered in a detailed report. Also useful as a second opinion before the roofer starts work.

Review on Google, September 2023, 5 stars (translated from Dutch)

Just asked for advice by phone. I wanted to know whether I should have the roof examined for wood rot after a leak. After I told my story, I was advised against it, because it is not necessary. Great to get advice that an investigation is not needed while they could earn from it.

Review on Google, February 2022, 5 stars (translated from Dutch)

Leaks and damp that don’t come from the roof

Not every damp patch on a ceiling is a roof leak. On a lower floor it’s often a pipe, a shower or the neighbours upstairs, and on the ground floor it can be rising damp or a wet crawl space. Our two sister pages for expats cover that, see the list below. In Dutch you can read more on Lekdetectie Amsterdam (in Dutch), Vochtinspectie Amsterdam (in Dutch), Kruipruimte inspectie Amsterdam (in Dutch) and Kelder inspectie Amsterdam (in Dutch).

Learn more before you buy

These English pages go further into the subjects on this page.

• Roof and facade leak investigation in Amsterdam: how we trace leaks through the roof and the facade, and what repairs cost.
• Roof inspection Amsterdam knowledge base: figures and cases from our own roof reports, and how long roofs last.
• Damp and leak detection specialist Amsterdam: rising damp, penetrating damp, condensation and mould, crawl spaces and cellars.
• Leak detection company Amsterdam: leaking pipes, showers, underfloor heating, facades and the neighbours upstairs.
• Mould and damp in Amsterdam: why old houses get damp and what helps.
• Crawl space inspection: what we check under the floor.
• Basement inspection: damp and leaks in cellars and basements.
• Building inspection Amsterdam knowledge base: what a Dutch building survey covers.
• Buying a house in Amsterdam: the buying process step by step for expats.
• VvE maintenance plan Amsterdam knowledge base: how a multi-year maintenance plan (MJOP) works.

Frequently asked questions about roof leak detection in Amsterdam

How much does it cost to find a roof leak in Amsterdam?

A roof inspection starts at € 499 and roof leak detection at € 599. There are no call-out charges in Amsterdam. A cherry picker or scaffolding, if needed, is extra.

Is a free roof inspection really free?

You don’t pay for the visit, but a company that inspects for free earns it back through the repair. That makes the advice harder to check, and the quote can include more work than needed. Ask what was found and how, ask for photos, and don’t sign on the doorstep.

Can you find a roof leak when it isn’t raining?

Usually, yes. With a moisture meter we can see whether a leak is still active, and most weak spots, such as loose lead flashings, open seams and blocked outlets, are visible on a dry day.

My roof only leaks when it rains really hard. What could it be?

Often a joint rather than the roof surface: a lead flashing that isn’t fixed into the brickwork, a gutter that overflows, a dormer roof without enough fall or a roof window that wasn’t fitted correctly.

Do you actually go up on the roof?

Yes, when it’s safe. We work with a safety harness, and for high or steep roofs we use a cherry picker.

My flat roof started leaking after it was renewed. Can you check the roofer’s work?

Yes. We check the work against good workmanship and the manufacturer’s instructions and record what is and isn’t in order. You can use the report with the roofer, for a guarantee claim or with your legal expenses insurer.

Who pays for a roof leak in an Amsterdam apartment building?

The roof is usually shared property, so the VvE normally pays. Parts that belong to one flat, such as a boiler flue or a private roof light, can be that owner’s cost. Our report says where the water gets in.

Can a leak from the neighbours’ roof come into my house?

Yes, that happens a lot in Amsterdam, through shared gutters, valley gutters, chimneys and roofing that isn’t properly joined to the roof next door. We record it so you can share the report with your neighbours.

I’m an expat and don’t speak Dutch. Can I get an English speaking roof surveyor in Amsterdam?

Yes. Our inspectors explain everything on site in English. The standard report is in Dutch, and we can translate it into English for € 100 extra.

Should I have the roof checked before buying a top-floor flat in Amsterdam?

It’s a good idea, especially in buildings from before 1940. During some pre-purchase surveys the roof is only looked at from a distance. We go up when it’s safe.

Will you repair the leak or recommend a roofer?

No. Premiumkeur doesn’t do repairs, doesn’t sell products and doesn’t recommend roofers. That’s what keeps our advice independent.

Is Premiumkeur certified?

Premiumkeur is NHG-recognised, NEN 2767 certified and works according to NTA 8060.

A small leak appeared in our top-floor bedroom after a storm. Can you find the source?

Yes. We combine a roof inspection with leak detection, visual and to NEN 2767, without breaking anything open. If we need to look behind a finish, we ask permission for an 8 mm hole for the endoscope. A roof terrace or decking limits what we can see of the roofing underneath, and the roof has to be safely accessible.

Contact Premiumkeur Amsterdam

Premiumkeur B.V.
Heiligeweg 30
1012 XR Amsterdam
Phone: +31 20 773 6842
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130

You can also use our contact form (in Dutch). A few photos of the damp patch and the roof help us prepare.

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