Houses
What Is a Bouwkundige Keuring and Should Expats Get One Before Buying?
A bouwkundige keuring is an independent technical inspection of a home you are considering buying in the Netherlands.
It tells you exactly what you are buying before you sign anything, identifies defects the seller is not required to disclose, and gives you a negotiating position if repairs are needed.
For expats who are less familiar with Dutch housing stock, it is one of the most practical steps in the entire buying process.
What a Bouwkundige Keuring Covers
A certified inspector carries out a thorough visual assessment of the property, from the foundation to the roof. The inspection typically takes one to one and a half hours and results in a written report listing every defect found, how serious each one is, and an estimate of the repair costs, split into immediate repairs, maintenance within five years, and longer-term improvements.
– Foundation and structural condition
– Roof covering, gutters and drainage
– Facades, walls and window frames
– Insulation and ventilation
– Electrical installation and plumbing (visual only)
– Cellar and crawl space condition
– Any visible signs of moisture, rot or asbestos
The inspection is visual only. The inspector does not open walls, lift floorboards, or carry out specialist tests. If the report raises concerns about foundations or asbestos, a separate specialist inspection is recommended.
What a Bouwkundige Keuring Costs in 2026
In 2026, a standard bouwkundige keuring costs between 350 and 600 euros including VAT, depending on the size, age and location of the property. Larger or older homes take more time and sit at the upper end of that range. The inspection is paid by the buyer and is carried out before the preliminary purchase agreement is signed.
If the inspection is required by your mortgage lender or by NHG as a condition of financing, the cost is tax-deductible as a mortgage expense. If you arrange it voluntarily, it generally is not deductible. Confirm this with your tax advisor.
When Is a Bouwkundige Keuring Required?
The inspection is not legally required in the Netherlands, but there are situations where it is effectively mandatory. Lenders applying the National Mortgage Guarantee (NHG) often require it for older properties or when the valuation report flags potential issues. Some lenders require it regardless of age for properties built before a certain year.
Even when your lender does not require it, a bouwkundige keuring is strongly recommended for any property built before 1980, properties with visible signs of moisture or settlement, or any home where you have doubts about the condition. In a competitive market, buyers sometimes waive the inspection to make an offer more attractive. This is a significant financial risk and should only be considered after carefully weighing the consequences.
How to Use the Report When Buying
Once you have the report, you have three options.
If the condition is good and repair costs are low, you proceed with confidence.
If the report reveals significant defects, you can negotiate a reduction in the asking price to cover the repair costs.
If the defects are serious enough to affect your decision, you may be able to withdraw from the purchase using the inspection as grounds, provided this was included as a condition in your offer.
A Note on New-Build Homes
A bouwkundige keuring applies to existing properties only. For new-build homes, a different inspection called an opleverkeurings takes place at the moment of delivery, where you check the property with the developer before accepting the keys. This is a separate process with its own rules.
FAQ – Bouwkundige Keuring for Expat Buyers
Is a bouwkundige keuring mandatory when buying in the Netherlands?
No, it is not legally required. However, many mortgage lenders require it for older properties, and it is strongly recommended for any home built before 1980.
How much does a bouwkundige keuring cost in 2026?
Between 350 and 600 euros including VAT, depending on the size and age of the property.
Can I use the bouwkundige keuring to negotiate the price?
Yes. If the report identifies defects with significant repair costs, this is a legitimate basis for renegotiating the purchase price before signing the preliminary agreement.
Can I withdraw from a purchase based on the inspection result?
Yes, if you included a bouwkundige keuring clause in your offer. Without this clause, withdrawing is more complicated and may result in financial penalties.
Buying a Home and Not Sure What to Check?
Our team guides expats through every step of purchasing a home in the Netherlands, including advising on inspections, clauses and negotiation.
