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Valuation · thatch and listed status · outbuildings
Insuring a villa or country house: what you need to know about buildings insurance (opstalverzekering)
A villa or country house does not fit the standard model of buildings insurance. The sum insured, the underwriting requirements and the outbuildings all call for a tailored approach.
- several insurers compared objectively
- 9.5 customer rating for a new policy
- AFM licence 12016589
- Personal 072 - 509 24 56, weekdays 9–17
Deze pagina in het Nederlands: Villa of landhuis verzekeren: dit moet u weten over de opstalverzekering.
The calculator and the quote form below are in Dutch. Prefer to do this in English? Email info@finassverzekert. nl or call 072 - 509 24 56 and we will take it from there.
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 situation
- We arrange the switch, including cancellation
A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.
In brief
For an ordinary house, the insurer calculates the sum insured with a rebuild value calculator. With a villa or country house that instrument no longer works: the tool works with standard prices per cubic metre and knows nothing of natural stone, craft brickwork, high ceilings, cellars, a thatched roof or heritage detailing. The figure it produces is structurally too low, and you only notice that in a large claim.
For this type of property a valuation by an expert is therefore used. Have it drawn up under Article 7:960 of the Dutch Civil Code, with the additional provision that the report establishes the rebuild value. Such a valuation fixes the value for an agreed period; within that period the insurer cannot rely on underinsurance. Make sure the report states the rebuild value and not just the market value: with a country house those two are far apart, usually to the owner's disadvantage.
A country house is also rarely a single building. A coach house, stables, an orangery, garden walls, fencing, a driveway and the landscaping itself are structures in their own right that belong separately on the policy schedule. Also read buildings insurance for villas and how high the sum insured should be.
Where a villa and a country house differ
Both call for a valuation, but the risk profile differs on three points.
A historic property on an estate
An older property, often with thatch, listed status and several outbuildings.
- A thatched roof increases the fire load
- Listed building: material and permit requirements
- Greater distance to the fire brigade and water
- Coach house, stables and orangery separately
Grounds, garden and structures
Everything outside the main building does not automatically count towards the sum insured.
- Name outbuildings with their construction type
- Garden walls, fencing and the driveway
- Landscaping often capped
- Planting usually excluded for storm
What is covered
| Situation | Standard policy | Villa or country house |
|---|---|---|
| The sum insured through a rebuild value tool | Yes | No |
| Valuation with the effect of Article 7:960 of the Dutch Civil Code | No | Yes |
| A thatched roof and listed status | No | Provided that |
| Coach house, stables and other outbuildings | Provided that | Yes |
| Landscaping, fencing and the driveway | No | Provided that |
| Subsidence, foundation damage and pile rot | No | No |
What is actually covered, including exclusions, limits and the excess, is set out in the policy conditions and the insurance card (verzekeringskaart) that you receive before you take out cover.
Four points that count with this type of property
Where a villa or country house departs from the standard policy, and why that matters.
The valuation tool cannot be used here
Valuation tools are calibrated for ordinary house building and stop at a certain volume or level of finish. With a villa or country house the tool produces a sum that is too low. So work with a valuation report which, under Article 7:960 of the Dutch Civil Code establishes the rebuild value. Within the term of that report, underinsurance does not arise. If the period expires or you carry out major building work, have the valuation done again.
Thatch and listed status determine the underwriting
A a thatched roof increases the fire load; insurers set requirements for the flue, the chimney, the distance to naked flames and sometimes for lightning protection. With a listed building repair costs are higher because of prescribed materials and permits, and repairs take longer. Not every insurer accepts these properties. Both features should appear expressly in the valuation report and on the policy schedule.
Outbuildings and landscaping are items in their own right
A coach house, stable, orangery, garden wall or driveway does not automatically fall within the sum insured for the main building. Have each structure stated with its floor area, construction type and use. For garden layout and planting a maximum amount and a limited set of covered causes usually apply, with storm, frost and drought damage to planting falling outside the cover. If you keep animals or vehicles in an outbuilding, report that use as well.
The exclusions are firm here too
A wider policy does not make the exclusions smaller. Outside the cover remain subsidence, foundation damage and pile rot, damage caused by deferred maintenance, wear and tear and construction or material faults, and damage caused by vermin, woodworm, mould and slowly penetrating damp. With older properties that matters: an attacked roof structure or rotted woodwork is maintenance, not damage. Intent and recklessness are excluded under Article 7:952 of the Dutch Civil Code.
What does your premium depend on?
- Agreed rebuild value: the basis of calculation for the policy
- Roof covering: tiles, slate or thatch
- Listed status and year of construction: more expensive and slower repairs
- Outbuildings and garden landscaping: coach house, walls, driveway
- Location and access: distance to the fire brigade and water for firefighting
- Security and form of cover: alarm, response, extended or comprehensive
Insurers weigh these details differently. That is where your saving is.
How we arrange it
- You request a quoteWe take stock of your situation, risk 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.
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.
Frequently asked questions
This is what people ask us most.
Why does the rebuild value tool not work for a country house?
The tool works with standard prices per cubic metre for ordinary house building. Craft brickwork, natural stone, high ceilings, cellars, a thatched roof and heritage detailing do not appear in that model. The result is structurally too low. Insurers therefore almost always accept a country house only on the basis of a valuation report by an expert.
What is the difference between market value and rebuild value?
Market value is what a buyer pays for the property, including the land and the location. Rebuild value is what it costs to build a similar property again on the same site to the applicable standards, excluding the land. With a listed country house the rebuild value is often higher than the market value, because prescribed materials and techniques are expensive and labour-intensive.
Can I insure a property with a thatched roof?
Yes, but the choice of insurers is smaller and the premium higher. Thatch increases the fire load, so requirements apply to the flue, the chimney, the distance to naked flames and sometimes to a lightning protection system. Those requirements appear as a clause on your policy. If you do not meet them when a fire occurs, the insurer can reduce the payout.
Do stables, a coach house and an orangery fall under the same policy?
Only if they have been declared separately. Outbuildings are structures in their own right with their own construction type, floor area and use, and they are not automatically in the sum for the main building. If you use an outbuilding for animals, storage or an activity with a different risk profile, report that too; it can affect the underwriting and the premium.
Is the garden insured after a storm?
Largely not. For landscaping a maximum amount and a limited set of causes usually apply, generally fire, explosion and impact. Storm, frost and drought damage to planting is in general outside that. Paving, garden walls and fencing can be insured, provided they are stated on the policy schedule.
What if I do not live in the country house for part of the year?
Report that in advance. During a long absence or vacancy, many policies limit the cover to fire, storm and lightning and the cover for burglary and water damage lapses. Some conditions require the property to be kept heated or the water supply to be turned off. The duty of disclosure under Article 7:928 of the Dutch Civil Code applies to changes of use as well.
Read more
Within Opstalverzekering
- Opstalverzekeringthe main page
- Opstalverzekering voor je villa waarom luxe woningen extra bescherming nodig hebben
- Opstalverzekering voor luxe woningen hoe bescherm je je villa tegen schade
- Exclusive buildings cover: insuring your home on the basis of a valuation
- Villa verzekeren welke opstalverzekering past bij een hoogwaardig pand
- Exclusieve opstalverzekering
- De opstalverzekering voor rieten daken bij finass verzekert
Similar pages
- Buildings insurance (opstalverzekering) for your villa: why a luxury home needs extra protection
- Buildings insurance (opstalverzekering) for luxury homes: how to protect your villa against damage
- Exclusive buildings cover: insuring your home on the basis of a valuation
- Insuring a villa: which buildings insurance (opstalverzekering) suits a high-value property?
- Buildings insurance (opstalverzekering) for your own home: what counts as buildings and structures?
- Compare exclusive buildings insurance (opstalverzekering)
- Types of buildings insurance and the properties they are intended for
- Buildings insurance (opstalverzekering) for a villa
Insure a villa or country house?
Request a quote without obligation. We will arrange the valuation and assess the thatch, listed status and outbuildings.
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 written and checked by an adviser at Finass Verzekert. Last updated on .
The information on this page is general in nature and is not personal advice.