Basic cover
- Fire, explosion and lightning strike
- Storm above a stated wind speed
- Damage from burglary and impact
- Only what is expressly named
Rebuild value · type of cover · exclusions
Buildings insurance (opstalverzekering) and commercial buildings insurance (gebouwenverzekering): the same or not?
Opstalverzekering and gebouwenverzekering are two Dutch names for the same cover: damage to the building itself. The difference lies in usage and, more importantly, in the conditions that go with private and commercial property.
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Deze pagina in het Nederlands: Opstalverzekering en gebouwenverzekering: hetzelfde of niet?.
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 activities
- We arrange the switch, including cancellation
A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.
In brief
In practice the same cover is usually called buildings insurance for a home and buildings insurancefor an office, business premises or a complex. Both cover damage to the building and to everything fixed to it: roof, walls, floors, window frames, fixed installations and usually boundary fences, sheds and solar panels as well. Home contents or business contents are not included; you insure those separately.
Where they do differ is in the conditions. Commercial buildings policies more often carry prevention requirements, clauses about the use of the premises, a higher excess and separate sections for loss of rent or business interruption. Private buildings policies are more standardised and often include a guarantee against underinsurance. Anyone who uses or lets premises commercially while holding a private policy runs the risk of a claim being declined because of an incorrect business activity.
Whatever the name, the basis is the rebuild value: the cost of building the same building again in the same place, including demolition, clearing debris and professional supervision. That is something other than the market value or the WOZ value. See also the business buildings insurance for the principles applying to commercially used property.
What types of cover are there?
The name of the policy says little; the type of cover determines which events you are insured against.
Extended cover
The basic cover plus a range of additional events.
- Water damage from pipes and appliances
- Rainfall entering the building
- Vandalism after unlawful entry
- Falling trees and cranes
Comprehensive or extended perils
All sudden and unforeseen damage, except what is excluded.
- Inherent defect and accidents as well
- The burden of proof lies differently, with the insurer
- Often a higher excess
- Not available for every type of building
What is covered
| Situation | Basic | Extended |
|---|---|---|
| Damage from fire or lightning | Yes | Yes |
| Storm damage to the roof and facade | Yes | Yes |
| Water damage from a burst pipe | Provided that | Yes |
| Rainwater entering through a leaking roof | No | Provided that |
| Loss of rent after a covered claim | No | Provided that |
| Damage from wear or deferred maintenance | No | No |
What is actually covered, including exclusions, the sum insured, the excess and clauses, is set out in the policy conditions and the insurance card (verzekeringskaart) you receive before taking out the cover.
What to look out for
Four points that matter more than the name on the policy schedule.
The described activities must match the use
Every policy states who you are in relation to the premises and what goes on there: owner-occupier, landlord, owner-occupier of business premises. If you let a house insured as your own home, or a workshop is set up in premises insured as an office, the risk differs from what the insurer accepted. That is a change in risk that you must report; otherwise payment can be reduced or refused under Article 7:930 of the Dutch Civil Code.
Rebuild value, not WOZ or market value
The sum insured should follow the rebuild value be. Because building costs have risen, many policies still show out-of-date amounts, with underinsurance as the result: every claim is then paid proportionately, including a small one. A valuation by an expert fixes the value within the meaning of Article 7:960 of the Dutch Civil Code and gives certainty for an agreed period. Check as well that indexation is actually being applied.
What is not included
Whatever the name, the following stay outside the cover: wear, deferred maintenance, construction and design faults; groundwater, flooding from a primary flood defence and earthquake; soil contamination and clean-up costs; intent and wilful recklessness of the insured under Article 7:952 of the Dutch Civil Code; and fines and penalty payments. Nor are home contents or business contents included, and loss of rent, business interruption and glass are only covered where you insure those sections expressly. During prolonged vacancy the cover usually falls back to a limited number of perils.
Look at the sections, not at the premium alone
Two policies with the same premium can be far apart. Compare the excess per event, the treatment of foundations, the cover for landscaping, paved areas and solar panels, and whether the cost of clearing debris and remediating firefighting water comes on top of the sum insured. Report a loss immediately as well: Article 7:941 of the Dutch Civil Code requires prompt notification and mitigation of the loss.
What does your premium depend on?
- Rebuild value — the usual basis for calculation
- Designated purpose and use — residential, office, retail or production
- Construction type and year of construction — materials, roof covering and state of repair
- Type of cover chosen — basic, extended or all risks
- Excess — a higher threshold lowers the premium
- Vacancy and claims history — empty premises and previous claims raise the premium
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
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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.
Frequently asked questions
The questions we are asked most often about this.
Is gebouwenverzekering something different from opstalverzekering?
In substance, no: both cover damage to the building and to what is fixed to it. The difference lies in usage and in the market the policy is made for. Buildings insurance of the gebouwen type is generally commercial, with clauses about use and prevention; opstal policies are more often private and standardised. So look at the conditions, not at the name.
What exactly counts as part of the building?
Everything permanently attached to the premises: walls, roof, floors, window frames, kitchen and sanitary ware, central heating and usually solar panels, fences and outbuildings as well. Free-standing items belong with the home or business contents. Where premises are let, what the tenant has installed is usually their tenant's improvements; record that line to avoid disputes after a loss.
Is comprehensive cover always better?
Not by definition. Comprehensive cover in principle covers all sudden and unforeseen damage except what is excluded, which improves your evidential position. But the exclusions remain, the excess is often higher and for some types of building the form is not available. For well-maintained property with a limited number of risks, extended cover can be more practical.
Do I have to insure if I have a mortgage?
The lender almost always makes buildings insurance a condition and has itself noted on the policy as an interested party. The insurance is not compulsory by law, but without cover you are the only one paying for reconstruction after a fire or storm, while the loan runs on as normal.
What if my sum insured turns out to be too low?
Underinsurance then applies and payment is made proportionately: if the premises are insured for eighty per cent of the rebuild value, you receive eighty per cent even on a small claim. Prevent this with a valuation by an expert and a working index clause, and have the value reassessed after conversion work or an extension.
Read more
Everything on this topic
- De zakelijke opstalverzekering het belang van de juiste hoedanigheid
- Opstalverzekering gebouwenverzekering vastgoed
- Opstalverzekering bedrijfshal
- Zakelijke opstalverzekering onbeperkte mogelijkheden
- Zakelijke opstalverzekering bescherm je bedrijfspand effectief
- Zakelijke opstalverzekering verhuur
- Compare commercial buildings insurance
- Zakelijk bedrijfsgebouwen onroerend goed
- Gebouwenverzekering vve
- Allianz buildings insurance
- Buildings insurance for property
- Buildings insurance for businesses
- Vastgoed opstalverzekering gebouwenverzekering
- Avero achmea zakelijk bedrijfsgebouwverzekering
Similar pages
- Commercial buildings insurance (opstalverzekering): the importance of the correct described business activity
- Buildings insurance (opstalverzekering) for an industrial unit
- Buildings and premises insurance for property
- Business buildings insurance (opstalverzekering): which version suits your premises
- Buildings insurance for the VvE
- Insurance for commercial buildings
- Allianz buildings insurance
- Commercial buildings insurance (opstalverzekering) when letting your premises
Which type of cover suits your premises?
Request a quote without obligation; we set the type of cover, the excess and the sum insured of each insurer side by side.
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.
