Deed of division · rebuild value · owner's interest

The VvE's buildings insurance (opstalverzekering)

For a block of flats, the owners' association takes out one buildings insurance policy for the whole building. You insure your own contents and usually your own improvements. Below you can read where that line runs and where it goes wrong.

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Deze pagina in het Nederlands: De opstalverzekering van de VvE.

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.

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A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.

In brief

A flat is legally an apartment right: you are a co-owner of the whole building and have the exclusive right to use your own home. That is why each owner does not insure their own part; instead the VvE takes out one buildings policy for the whole building. The premium runs through the service charge or the VvE budget. The division regulations, to which Article 5:112 of the Dutch Civil Code relates, usually set out that obligation.

The VvE policy covers the building: the structure, roof, facades, stairwell, lifts, pipework and communal areas, and usually also the standard kitchen, bathroom and fixed floors as installed at completion. What you have installed since then does not automatically fall under it: a more expensive kitchen, an extended bathroom or a costly floor is called owner's interest or owner's improvement, and you insure it separately, usually on your contents policy.

Your home contents never falls under the VvE policy. You insure that yourself. If water damage comes from the flat above, three policies quickly become involved: the VvE's buildings policy, your contents policy and the upstairs neighbour's liability insurance. See also buildings insurance and the apartment right.

Cover
Points to note
Premium
Frequently asked questions
Quote

Who insures which part

Three layers that fit together, with one line that is often missed.

The VvE

The whole building

One buildings policy for the structure and all communal parts.

Foundations, roof, facades and load-bearing structure
Stairwell, hall, lifts and storage units
Pipework and communal installations
Standard fittings at completion

The owner

Own improvements

What you installed yourself above the standard at completion.

A more expensive kitchen or bathroom
A glued floor or fixed parquet
An air conditioner or sun blind you installed
Often insurable on the contents policy

The occupant

Home contents

Everything you take with you when you move never falls under the VvE policy.

Furniture, clothing, equipment and bicycles
Loose rugs and curtains
Valuables often up to a maximum
Its own sum insured and its own excess

What is covered

Situation	VvE policy	Your own policy
A leak through the roof of the block	Yes	No
Damage to the communal hall	Yes	No
A luxury kitchen you installed yourself	Provided that	Yes
Furniture and appliances in your home	No	Yes
Damage from a neighbour's leaking washing machine	Provided that	Provided that
Subsidence, pile rot and deferred maintenance	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.

What VvEs run into

Four points that determine whether the block is really covered in a major claim.

Underinsurance is the biggest VvE risk

Many VvEs are still insured on a rebuild value set years ago. Building costs have risen considerably since then. If the sum insured stands still, the insurer pays proportionately less on a major claim and the association bears the difference. Have the value reassessed periodically, preferably with a valuation under Article 7:960 of the Dutch Civil Code, which fixes the value for a set period.

Article 7:960 of the Dutch Civil Code

Own improvements fall between two stools

The VvE policy insures the building as completed. If you have since installed a more expensive kitchen, a glued floor or a second bathroom, that is owner's interest. Insure it on your own contents policy, or have the VvE extend the cover. If nobody does, the difference only becomes apparent after a fire or a leak, and you pay it yourself.

A dormant VvE is not without obligations

Also a a dormant VvE that never meets exists legally and is required by the division regulations to insure the building. If there is no current policy, all owners are left empty-handed in a fire and the mortgage lender may object. Activate the association, appoint a board and take out one buildings policy for the whole block.

What the VvE policy also does not cover

A buildings policy covers neither wear and tear nor maintenance. Excluded are subsidence, foundation damage and pile rot, damage caused by deferred maintenance, construction and material faults, and damage caused by vermin, mould and slowly penetrating damp. Flooding caused by the failure of a primary flood defence also falls outside the cover, and intent or recklessness is excluded under Article 7:952 of the Dutch Civil Code. A healthy maintenance fund is therefore not a luxury.

What does your premium depend on?

Rebuild value of the complex: the basis of calculation for the VvE
Number of apartment rights: size and number of floors
Year of construction and state of maintenance: the long-term maintenance plan counts
Use of the rooms: residential only or business premises too
Postcode area: burglary, storm and water risk
Excess and extensions: glass, lifts, owner's interest

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.

Request a quote

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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.

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Frequently asked questions

This is what people ask us most.

As a flat owner, do I have to take out buildings insurance myself?

Usually not. The VvE insures the whole building with one buildings policy and settles the premium through the service charge. You insure your own contents and your own improvements. Do check that the VvE actually has a current policy and that the sum insured for the building is up to date.

Who pays for the damage to my kitchen after a leak?

That depends on what is there. The kitchen as installed at completion usually falls under the VvE policy. If you had a more expensive kitchen installed yourself, the excess value is owner's interest and falls under your own policy. If an upstairs neighbour caused the leak, their liability insurance also comes into play.

What is a dormant VvE?

An association that exists on paper but does not function: no board, no meetings, no reserve fund and often no insurance. The obligation to insure the building does remain. In a fire or storm, all owners are then uninsured. Activating the VvE and taking out a buildings policy is the first step.

What if the VvE's sum insured is too low?

Underinsurance then applies: the insurer pays in proportion to the sum insured against the actual rebuild value. In a major claim the difference is borne by the association and therefore by all owners. An up-to-date valuation prevents that and fixes the value for a set period.

Does a VvE need other insurance besides buildings cover?

Often yes. Usual are liability insurance for the association, for damage to third parties caused by the building or the communal areas, and directors' and officers' liability insurance for the board members. Depending on the block, glass cover, legal expenses insurance (rechtsbijstandverzekering) or cover for lifts may be added.

Within Opstalverzekering

Service

Is your VvE's sum insured still correct?

Request a quote without obligation. We check the rebuild value of the block and compare the conditions.

Request a quote

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 15 August 2026.

The information on this page is general in nature and is not personal advice.

The VvE's buildings insurance (opstalverzekering)

In brief

Who insures which part

The whole building

Own improvements

Home contents

What VvEs run into

Underinsurance is the biggest VvE risk

Own improvements fall between two stools

A dormant VvE is not without obligations

What the VvE policy also does not cover

What does your premium depend on?

How we arrange it

Frequently asked questions

Read more

Within Opstalverzekering

Similar pages

Service

Is your VvE's sum insured still correct?

About our service

The VvE's buildings insurance (opstalverzekering)

In brief

Who insures which part

The whole building

Own improvements

Home contents

What VvEs run into

Underinsurance is the biggest VvE risk

Own improvements fall between two stools

A dormant VvE is not without obligations

What the VvE policy also does not cover

What does your premium depend on?

How we arrange it

Frequently asked questions

Read more

Within Opstalverzekering

Similar pages

Service

Is your VvE's sum insured still correct?

About our service

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