Building survey (bouwkundige keuring): what it is, what it costs and when to do it

A building surveyor checks the home for defects and overdue maintenance: the foundation (as far as visible), roof, facades, window frames, floors, crawl space, installations such as the boiler and electrics, and signs of damp, cracks or rot.

You then receive a report with photos, an assessment per element and an estimate of repair costs, often with a multi-year overview: what needs doing now, within five years and later.

A survey is a visual inspection. The surveyor does not open walls or lift floors, so hidden issues can only be estimated from visible signs.

In the Netherlands the buyer has a duty to investigate. The seller must disclose defects they know about, but you are also expected to do reasonable research yourself. If you miss something you could have discovered, your legal position is weaker.

• No surprises: you know what maintenance is coming and can budget for it.
• Negotiation: major defects not reflected in the asking price are a good argument to discuss the price.
• Financing: sometimes the valuer or lender asks for a survey report, for example with an older home.

For older homes, houses on wooden piles or poorly maintained properties, a survey is no luxury.

Indicatively between €300 and €700, depending on the type of home, its size and age, and extra investigations such as a foundation survey or asbestos inventory, which usually cost extra. Always ask for a quote first.

Compared with a new roof or foundation repair, which easily cost many thousands of euros, the survey is a small item within your buyer's costs.

The inspection of an average home usually takes a few hours; larger or listed properties take longer. Be there yourself so you can ask questions. The report generally follows within a few working days. Take this into account when agreeing the deadline of your survey condition.

A survey condition is a resolutive condition in the purchase agreement: you can cancel the purchase free of charge if the survey reveals defects above an agreed amount. Agree clearly on the deadline, the threshold and who chooses the surveyor.

You can do the survey before your offer (stronger offer without conditions, but you pay even if you don't get the house) or after your offer under a condition (no wasted money, but a weaker offer in a competitive market). Read more in our bidding strategy guide. Private buyers also get a three-day statutory cooling-off period after receiving the signed deed, but that is usually too short to arrange a survey.

A buying agent can judge how popular a home is and whether a condition is realistic.

• No guarantee: hidden defects can be missed.
• Cost estimates are indicative; a contractor's quote may differ.
• Asbestos, foundations and soil contamination need separate research.
• If you survey before your offer and don't get the house, the money is gone.
• A condition can make your offer less competitive.

Choose a surveyor with professional liability insurance. Buying for the first time? Read our guide to buying your first home.