A building inspection costs a few hundred euros, while the defects it uncovers can run into tens of thousands. Yet many buyers skip it, mostly out of fear of losing the property to another bidder. In this article you will read what an inspection involves, what it costs in 2026, when it is mandatory and how to build it into your offer.
What exactly is a building inspection?
During a building inspection (bouwkundige keuring), an independent surveyor examines the entire property: roof, facade, window frames, floors, installations, crawl space and, where possible, the foundation. You then receive a report on the technical condition of the home with a cost estimate in three categories: immediately necessary costs, costs in the coming years and improvement costs. Exactly the information you will never uncover during a twenty-minute viewing.
An inspection is not a valuation. The valuer determines what the home is worth, the surveyor tells you what is technically going on. When buying, you often need both.
What does a building inspection cost in 2026?
Expect to pay 250 to 500 euros on average, depending on the type of property, its size and the region. Rough guide prices:
- Apartment: from roughly 200 to 350 euros.
- Terraced house: 250 to 400 euros.
- Semi-detached or detached house: 400 to 700 euros.
The inspection itself takes one and a half to three hours. If you want a cheaper option, there is also a walk-along inspection: you tour the property together with a surveyor and get verbal advice, without a full report. Fine as a first impression, but for negotiations or your mortgage you will need a complete report. Among others, Vereniging Eigen Huis (the Dutch homeowners' association) offers inspections, as do many regional firms. Compare beforehand what the report includes.
Compared with the other buyer's costs (kosten koper), the inspection is a small amount, with possibly the biggest impact on your eventual housing costs.
When is an inspection mandatory?
A building inspection is in principle voluntary. There are two important exceptions. If you buy with NHG, the Dutch National Mortgage Guarantee, and the valuer finds that immediately necessary repairs for overdue maintenance exceed 10 percent of the property value, a building report is required. In addition, your mortgage lender may ask for a report, for instance for an older property or when you finance a renovation through a construction deposit.
When is an inspection particularly wise?
- Homes built before 1980: insulation is often missing and pipes, wiring and installations may be outdated.
- Pre-war homes: here the foundation comes into play. Foundation repair is one of the most expensive defects you can encounter.
- Built before 1994: asbestos may have been used in roofs, floors or crawl spaces. Removal is only allowed by a certified company.
- Long occupancy by the same owner: after thirty years with the same resident, the chance of postponed maintenance is high.
- Renovation plans: the surveyor can tell whether walls are load-bearing and whether the structure can handle your plans.
- Apartments: the building is shared property, so also look at the health of the VvE, the owners' association. How to do that is explained in our article on checking the VvE.
Include the inspection as a resolutive condition
The smartest route: make your offer subject to a building inspection and agree on a maximum amount for immediately necessary repairs, for example 5,000 euros. If the report shows more, you can withdraw from the purchase free of charge or renegotiate. In a tight market, buyers sometimes drop this condition to make their offer more attractive. Only do that consciously, and preferably after a surveyor has already had a look. If a condition really is not feasible, you can often still have the inspection done within the three-day statutory cooling-off period, although the planning will be tight.
What do you do with the report?
The report is first and foremost negotiation material. If it lists immediately necessary costs the seller had not disclosed, that is a reason to lower your offer or request repairs. The report is also your maintenance planning for the years ahead: you know what is coming and when, and you can save for it. And sometimes the outcome is simply that you are better off walking away. That is a win too, however sour it feels at the time.
Finally, look beyond the property itself. You can have the house inspected, but the neighbourhood you have to research yourself. On Buurtje.nl you will find neighbourhood scores, resident reviews and figures on safety and amenities, so that alongside the technical condition you also have a clear picture of the area.
