Private villa policy
- Sum insured based on a valuation report
- Extended or comprehensive to choose from
- Outbuildings on the policy schedule
- Security requirements as a clause
Type of policy · valuation · use of the property
Insuring a villa: which buildings insurance (opstalverzekering) suits a high-value property?
With a high-value property the question is not which premium is lowest, but which type of policy suits the value, the finish and the use of the home.
- 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 verzekeren: welke opstalverzekering past bij een hoogwaardig pand?.
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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 your own premium with the calculator.
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
You choose a villa policy along three axes: the basis of the sum insured, the type of cover and the use of the property. On the first axis the choice with a villa has in practice already been made: the rebuild value tool cannot be used here, so a valuation is used under Article 7:960 of the Dutch Civil Code, with the additional provision on rebuild value. That report fixes the value for an agreed period and removes the argument about underinsurance.
On the second axis is the choice between extended and comprehensive cover. Extended cover applies to named causes: fire, storm, water, burglary. Comprehensive cover also includes unnamed causes, such as an accident of your own while working on the house or something heavy falling on a natural stone floor. With an expensive finish that difference counts for more than in an average home, because there a single damaged floor or wall immediately calls for a large area to be replaced.
The third axis is the one most often forgotten: do you live in the property yourself, is it a second home, do you let it or does it stand empty for a while? Each of those situations calls for a different policy or for additional clauses. Also look at buildings insurance for a let property.
Which type of policy suits which use?
The same villa calls for a different policy as soon as the use changes.
Second home or holiday use
With limited occupation, additional requirements and narrower cover apply.
- Supervision and checks during absence
- Draining the water pipes in winter
- Burglary cover sometimes restricted
- Letting to third parties reported separately
Letting or vacancy
Let or empty properties fall outside the private policy.
- Letting calls for a different type of policy
- During a vacancy, often only fire and storm
- Report the length of the vacancy
- Liability under Article 6:174 of the Dutch Civil Code
What is covered
| Situation | Extended | Comprehensive |
|---|---|---|
| Fire, storm and water damage to the villa | Yes | Yes |
| Damage from forced entry to doors, frames and glazing | Yes | Yes |
| Damage to a natural stone floor caused by something falling | No | Yes |
| The swimming pool, pool house and plant | Provided that | Provided that |
| Damage during letting or a long vacancy | 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.
Four choices that determine the policy
These four considerations determine which buildings insurance suits your property.
A valuation instead of a guarantee against underinsurance
With an ordinary home, a correctly completed valuation tool gives guarantee against underinsurance. With a villa that route falls away, because the tool cannot handle the property. Instead, a valuation under Article 7:960 of the Dutch Civil Code fixes the rebuild value for a set period. That is a stronger position, but one with an expiry date: after it ends or after major building work, the report has to be renewed.
Weigh comprehensive cover against what it really adds
Comprehensive cover adds cover for unnamed causes inside the house. With a bespoke finish, natural stone and built-in installations that is often worthwhile, because local damage can rarely be repaired locally there. At the same time, comprehensive cover does not widen the exclusions: wear, structural faults, poor maintenance and vermin remain outside the cover there too. Read the list of exclusions before you accept the extra premium.
Make the use of the property match the policy
If you let the villa, use it as a second home or leave it empty between occupants, the risk differs from permanent occupation. A private policy does not automatically cover those situations. Report it in advance: when you take out the policy, the duty of disclosure under Article 7:928 of the Dutch Civil Code applies, and breaching it can reduce or void the payout under Article 7:930 of the Dutch Civil Code. With letting, your liability as the possessor of the structure also comes into play under Article 6:174 of the Dutch Civil Code.
Underwriting requirements are part of the cover
For high-value properties, insurers set conditions before accepting: certified locks and fittings, an intruder alarm with a response service, smoke alarms, sometimes lightning protection or requirements around the flue with a thatched roof. Those clauses appear on your policy schedule. If you do not meet them at the time of the claim, the payout can be reduced. Treat them as an obligation, not a suggestion.
What does your premium depend on?
- Agreed rebuild value — the basis of calculation for the policy
- Construction type and level of finish — natural stone, bespoke work, installations
- Use of the premises — own occupation, letting or vacancy
- Security and alarm response — an underwriting condition for high sums
- Outbuildings and swimming pool — separate objects on the policy schedule
- Type of cover and excess — extended or comprehensive
Insurers weigh these details differently. That is why comparing pays off.
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
The questions we are asked most often about this.
Can I simply insure a villa through standard buildings insurance?
Usually not. Standard policies work with a rebuild value tool calibrated for ordinary house building, which above a certain volume or level of finish does not give a reliable figure. Insurers therefore almost always accept a villa only on the basis of a valuation report, and set additional security requirements. Some providers do not accept this type of property at all.
Which is better: a guarantee against underinsurance or a valuation?
With a villa it is not a choice. A guarantee against underinsurance goes with a correctly completed valuation tool, and that cannot be used here. A valuation under Article 7:960 of the Dutch Civil Code fixes the rebuild value for an agreed period and gives the same certainty within that period. Do watch the term: once it ends, the binding effect lapses.
What changes if I start letting the villa?
Almost everything. Private buildings insurance assumes owner occupation. With letting, the risk changes and a different type of policy is needed, often with different conditions for burglary, vandalism and water damage. Always report letting in advance. As a landlord you also remain the possessor of the structure and can be liable under Article 6:174 of the Dutch Civil Code.
Are the swimming pool and the installations insured?
Only if they appear on the policy schedule. A swimming pool, pool house, heat pump, home automation system or charging point is a separate item with its own value and risk. Some policies apply a maximum amount or a limited set of covered causes to outdoor installations. Have each element stated and include it in the valuation report.
How often do I have to renew the valuation?
Before the period of validity stated in the report expires, and always after major building work, an extension or the addition of a new outbuilding. Once the period has expired, the binding effect of the valuation lapses and the ordinary rules on underinsurance apply again. A new survey takes time, but it prevents a reduction in a large claim.
Read more
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
- Insuring a villa or country house: what you need to know about buildings insurance (opstalverzekering)
- Buildings insurance (opstalverzekering) for a villa
- Exclusive buildings cover: insuring your home on the basis of a valuation
- Insuring a villa: valuation, finishes and valuables
- Types of buildings insurance and the properties they are intended for
- What is the best buildings insurance (opstalverzekering) for your home?
Which villa policy suits your property?
Request a quote without obligation; we will check the valuation, the form of cover and the use of the home.
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.