Basic cover
- Injury to persons
- Property damage to third parties
- Employees included
- Retroactive cover (prior risk)
VvE liability insurance through Avéro Achmea
Liability insurance for a VvE catches the claims the association receives as the owner of the building and as an employer: from a facade panel coming loose to injury in the shared stairwell.
- several insurers compared objectively
- 9.5 customer rating for a new policy
- AFM licence 12016589
- Personal 072 - 509 24 56, weekdays 9–17
This page in another language: Nederlands
Work out for yourself what it would cost.
Enter your details; you will receive a proposal within one working day.
- We compare the offerings of several insurers
- An adviser checks whether the cover suits your activities
- We arrange the switch, including cancellation
A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.
- Independent advice
- Several insurers
- Switching arranged
- Help with claims
In brief
A VvE (Dutch owners' association) is a legal entity and can therefore be held liable in its own right. For the communal parts the association carries the liability under Article 6:174 of the Dutch Civil Code: if someone is injured by a defective walkway railing or a falling piece of facade damages a parked car, the VvE is liable, even if the board knew nothing about the defect.
This policy is exclusively about loss suffered by third parties: visitors, passers-by, suppliers and owners acting as injured parties. The insurer pays the compensation and conducts the defence, even where the claim turns out to be unfounded. That defence is often the most expensive part of an injury case.
Do not confuse this cover with the other policies a VvE holds. Damage to the building itself falls under the buildings insurance for the VvE, and complaints against the board under the directors' and officers' liability insurance. Finass compares the form of cover offered by Avéro Achmea with that of other providers, looking in particular at the limit per claim and per year.
Independent, personal, sorted quickly
We compare your personal liability insurance (AVP) across dozens of insurers, explain where the real differences lie, and arrange the switch from start to finish — without you having to chase it yourself.
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Through Finass or direct with Avéro Achmea?
The structure of the cover in three parts, with an overview per situation below.
Extended cover
On top of that to damage to third parties, employers' and product liability and damage during work at the client's premises.
- Employers' liability at the client's premises
- Product liability
- Agency workers, interns & volunteers
- Care, custody and control (property in your care)
Complete package
The most complete cover. We compare Avéro Achmea's extended version with the market.
- Environmental impairment (unforeseen, limited)
- Retroactive cover (prior risk)
- Higher sums insured
What is covered
| Situation | Standard | With extension |
|---|---|---|
| Your child breaks a window at the neighbours' | Yes | Yes |
| Your dog bites a passer-by (6:179 DCC) | Yes | Yes |
| Damage to a rented holiday home | Provided that | Provided that |
| Damage to property in your care (care, custody and control) | No | Provided that |
| Damage caused with a motor vehicle (Article 2 WAM) | No | No |
| Damage caused intentionally (7:952 DCC) | No | No |
Personal liability insurance (AVP) covers damage that you or a member of your household cause to someone else in a private capacity. Damage caused with a motor vehicle is not covered: the WAM applies to that. The care, custody and control exclusion excludes damage to property in your care, unless the policy provides an extension for it.
What we do
| What we do | At Finass | Direct with Avéro Achmea |
|---|---|---|
| Comparison across several insurers | Yes | No |
| Advice based on your own situation | Yes | Sometimes |
| One point of contact for claims | Yes | Sometimes |
| Cancellation with your current insurer arranged | Yes | No |
| We determine whether Avéro Achmea is the best choice | Yes | No |
| Advice fees for you as a customer | No | No |
This overview concerns our service, not the cover. What is actually covered is set out in the policy conditions and on the insurer's insurance card (verzekeringskaart); you receive both before you take out cover.
What does your premium depend on?
- Number of apartment rights. The size of the complex determines how many people walk through the communal parts each day.
- Mixed use. Shops, hospitality or consulting rooms at ground level draw in people who do not live in the building.
- Staff employed by the VvE. Having your own caretaker or cleaner brings employers' liability under Article 7:658 of the Dutch Civil Code with it.
- Special communal facilities. A lift, car park, roof terrace or play equipment increase the number of possible accident situations.
- Insured limit. The maximum per claim and per insurance year; injury cases run on for years.
- Excess per claim. A higher excess keeps small notifications off the policy and brings the premium down.
Insurers weigh these details differently. That is where your saving is.
How we arrange it
- You request a quoteWe take stock of your activities, turnover and wishes.
- We compareseveral insurers, on premium as well as conditions.
- You receive a proposalWith an explanation of the differences and the exclusions.
- We arrange the switchIncluding cancellation, so there is no gap in cover.
Why arrange it through Finass Verzekert?
We look at the terms as well as the premium, and stay your point of contact when there is a claim.
Independent
We are not tied to one insurer and compare on the basis of an objective analysis of several companies.
One fixed adviser
You call or email someone who knows your file. No menu options, no changing call centres.
Switching without hassle
We cancel your old policy and align the start date, so you are never a day without cover.
Help with claims
We report the claim and monitor how it is handled. In urgent cases you can reach us on the emergency line.
9.5New policy
9.8Claims handling
Customers rate our service on four aspects: personal service, service delivery, availability and the outcome. The reviews are collected and published by NH1816 and come from customers who have actually taken out a policy with Finass Advies B.V. or reported a claim.
Where things go wrong in practice
Four points that make the difference between a policy that pays out and one that does not.
The VvE is the owner of the building
Article 6:174 of the Dutch Civil Code places liability for a defective structure with the owner. For the communal parts that is the owners jointly, represented in law by the VvE. If a visitor trips over a sunken paving slab at the entrance or a roof tile lands on a cyclist, the victim does not have to prove any fault. The defect and the link with the loss are enough. This policy pays the compensation and the cost of the defence.
Caretaker, cleaner and contractors engaged
If the association has people in its employment, Article 7:658 of the Dutch Civil Codeapplies: the VvE has to keep the workplace safe and carries the burden of proof if there is an accident. A caretaker who falls off a stepladder holds the association liable, not an individual owner. For the mistakes of subordinates, 6:170 DCCapplies. If maintenance is outsourced, a third party can still hold the VvE liable through 6:171 of the Dutch Civil Code alongside the contractor engaged.
What this policy does not pay
Damage to the association's own building is not liability but property damage and belongs with the buildings policy. Also outside the cover are: pure financial loss caused by decisions of the board or the general meeting, soil and water contamination for which there is environmental damage insurance, and damage caused with or by motor vehicles, which falls under the WAM. Loss caused deliberately is excluded on the basis of 7:952 DCC; fines and penalty payments are never insurable.
Report claims and disclose what you know
A claim has to be reported as soon as the board knows of it (Article 7:941 of the Dutch Civil Code). A notice of liability by letter already counts; waiting until the writ arrives can cost the cover if the insurer has been prejudiced as a result. On the application, 7:928 DCCapplies: known defects in facades, balconies or walkway railings and current disputes have to be disclosed, even if the long-term maintenance plan only schedules the repair for some years ahead.
Retroactive cover (prior risk)
Retroactive cover (prior risk) Included for your staff during work.
Defence & legal costs
Frequently asked questions
This is what people ask us most.
Is this insurance compulsory for a VvE?
The law only requires a VvE to insure the building against fire. Liability cover is not required by law, but many deeds of division and model regulations do instruct the general meeting to insure against liability. Without a policy an injury claim comes straight out of the reserve fund and therefore out of all the owners' pockets.
Who exactly is insured?
The insured are the association as a legal entity, together with the board members and the staff where they are held liable in that capacity. The owners are covered for their share in the communal parts. For loss an owner causes in their private life, for instance a leaking washing machine in their own flat, it is their personal liability insurance that responds.
Does the policy cover water damage to the flat below?
That depends on the cause. If the water comes from a communal riser or a shared roof structure, the VvE can be liable and the claim is covered. If a pipe leaks behind the upstairs neighbour's own kitchen, that is their private liability. The deed of division determines exactly where the line between communal and private lies.
What if a defect has been known about for years?
Known defects have to be disclosed at the outset under Article 7:928 of the Dutch Civil Code. If a balcony renovation has been on the agenda for years without anything happening, the insurer can rely on that when loss arises from precisely that source. So record decisions about deferred maintenance in the minutes and report the situation on your application or at renewal.
Every situation is different. For these situations we have a separate page.
- Compare personal liability insurance (AVP)The main page
- Personal liability insurance (AVP) through Vereende
- Liability insurance for a VvEPossessor of the building, Article 6:174 DCC, alongside the buildings policy
- VvE buildings insurance through Avéro Achmea
- Environmental damage insurance for a VvE (Dutch owners' association) through Avéro Achmea
Read more
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Request a quote without obligation. We will look at which insurer best matches your activities and your risk.
Prefer to call? 072 - 509 24 56, weekdays 09:00–17:00.
Claim on the road? Emergency line 06 - 55 20 40 72.
About our service
Finass Verzekert is a trading name of Finass Advies B.V. We advise on and arrange non-life insurance on the basis of an objective analysis of several insurers, and receive commission for this from the insurer, which is included in the premium. You pay no separate advice fee. Before you take out cover, we establish your wishes and needs.
You will find our licence, KvK and Kifid details and our complaints procedure at the foot of every page.
This page was compiled by Finass Verzekert (LinkedIn). Last updated on .
The information on this page is general in nature and is not personal advice.