Rebuild value and construction type
- Rebuild value, not the WOZ value
- Brick, timber or a thatched roof
- Year of construction and listed status
- Floor area and number of storeys
Rebuild value · construction type · excess
Which factors determine the premium for your property insurance?
The premium for buildings and home contents insurance does not come from one figure. Part follows from the property itself, part from the location and part from the choices you make on the application form.
- 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: Welke factoren bepalen de premie van uw eigendomsverzekering?.
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
Property insurance usually consists of two policies. The buildings insurance covers the building: walls, roof, foundations, fixed installations and everything fixed to it. The home contents insurance covers the loose belongings in the home. Each is calculated on its own basis: the building on the rebuild value, the contents on the replacement value as new of your possessions. The WOZ value plays no part in that, because it also includes the land.
The heaviest factor is the rebuild value: what it costs to build the same property again on the same spot. Then come the construction type and roof covering, the year of construction, the floor area and the use of the property. The location counts through the postcode area, which reflects the risk of burglary, fire and water damage. Finally your own choices determine the rest: the form of cover, the excess and the prevention measures you take.
On the premium you pay 21% insurance premium tax. That part is the same at every insurer and cannot be influenced. So compare quotations on the amount including tax and on the conditions. See also the explanation of types of non-life insurance.
What is your premium made up of?
Three blocks determine the amount on your policy schedule. You have influence over only two of them.
Postcode and surroundings
The area determines the chance of burglary, fire and water damage.
- Burglary figures per postcode area
- Distance to water and low-lying ground
- Adjoining buildings
- Fixed, cannot be influenced
Cover and prevention
The form of cover, the excess and prevention measures determine the rest.
- Extended perils or all-risks
- Level of the excess
- Smoke alarms and certified locks
- Bundling into one package
What is covered
| Situation | Counts towards the premium | You can influence this yourself |
|---|---|---|
| Rebuild value of the home | Yes | Provided that |
| Construction type and roof covering, such as a thatched roof | Yes | Provided that |
| Postcode area and location in relation to water | Yes | No |
| Type of cover and excess chosen | Yes | Yes |
| Prevention: smoke alarms and certified locks and fittings | Yes | Yes |
| Insurance premium tax of 21% on the premium | Yes | 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 really moves the premium
Four points that weigh more heavily than most comparison sites show.
Rebuild value is not the WOZ value
The buildings premium follows from the rebuild value: the cost of building the same property again on the same spot, excluding the land. The WOZ value and the market value include the price of the land and are therefore unsuitable as a basis. Insurers work with a rebuild value calculator. If you fill it in correctly, there is often a guarantee against underinsurance. If the information is wrong, that guarantee lapses and the insurer pays proportionately: with a sum insured that is a quarter too low, you receive a quarter less on small claims as well.
Construction type, roof and year of construction determine the risk class
A brick home with a hard roof covering falls into a more favourable class than a property with a thatched roof, timber-frame construction or a great deal of timber cladding. With thatch, insurers often impose additional requirements on chimneys, lightning protection and the distance to other buildings. If those are not met, fire damage is covered only in part or not at all. The year of construction counts too: with older properties insurers look at the state of the electrical installation, the pipework and the foundations, and sometimes at listed status with its own rules on repairs.
What the premium never changes: the exclusions
A lower premium changes nothing about what falls outside the cover. Not covered are, among other things: construction defects, deferred maintenance and gradually acting influences such as penetrating damp, mould and wood rot; foundation damage due to subsidence, drought or pile rot; flooding from a breach or overflow of a primary flood defence; and wear of installations. Damage during a refurbishment or a long void often falls under limited cover. Intent and recklessness are excluded under Article 7:952 of the Dutch Civil Code.
The use and the details have to be correct
Letting rooms, a business at home, holiday letting or a temporarily unoccupied property change the risk and therefore the premium. If you do not report that, the insurer can reduce or refuse the payment for breach of the duty of disclosure (Article 7:928 of the Dutch Civil Code and Article 7:930 of the Dutch Civil Code). As the owner you are also liable under Article 6:174 of the Dutch Civil Code for damage caused by a defect in the building, for example a roof tile coming loose. With a flat the deed of division also applies (Article 5:112 of the Dutch Civil Code): the VvE (Dutch owners' association) insures the building and you only your own contents and improvements.
What does your premium depend on?
- Rebuild value: the basis for the buildings premium
- Construction type and roof covering: brick, timber or a thatched roof
- Year of construction and state of installations: wiring, pipework and foundations
- Postcode area: burglary, fire and water risk
- Type of cover and excess: extended perils or comprehensive
- Use of the premises: occupation, letting or a business at home
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 is the WOZ value not the basis of my premium?
Because the WOZ value and the market value include the land, and the land is not lost in a fire. Buildings insurance therefore works with the rebuild value: the cost of building the same property again on the same spot. That can come out higher or lower than the WOZ value. Insurers establish it with a rebuild value calculator or, for unusual properties, with a valuation.
What happens if I turn out to be underinsured?
The insurer then pays proportionately. If the sum insured is a quarter too low, you receive a quarter less even on a small claim. If you fill in the rebuild value calculator correctly, many insurers give a guarantee against underinsurance. That guarantee lapses as soon as the details given turn out to be wrong or have not been updated after a refurbishment.
Why do I pay more with a thatched roof?
Thatch increases the chance of fire and of its spreading quickly. Insurers charge a higher premium for that and often impose additional requirements: an inspected chimney, lightning protection, a minimum distance to other buildings and periodic inspection. If you do not meet those conditions, fire damage can be paid only in part or not at all.
Is flood damage covered?
Damage from a breach or overflow of a primary flood defence is normally excluded in the standard conditions. Water damage from heavy rainfall often is not, provided the water does not come in from outside past a flood defence. Part of the market offers separate or limited cover for this. Check the description in your conditions. The differences between insurers are large here.
Do I need to report a renovation?
Yes. An extension, a dormer window or an enlarged kitchen raises the rebuild value; reporting it prevents underinsurance. During the refurbishment itself there is also often more limited cover, and the same applies during a long void. Also report changes in use, such as letting rooms or a business at home. That comes under the duty of disclosure in Article 7:928 of the Dutch Civil Code.
What changes with a flat?
Then the Vereniging van Eigenaars insures the building collectively. That follows from the deed of division under Article 5:112 of the Dutch Civil Code. You insure your own contents yourself and usually your own improvements, such as a more luxurious kitchen or bathroom. Check in the VvE policy which part of the flat is insured, so that you do not have duplicate or missing cover.
Read more
Within Financiering
Similar pages
- Saving money on your property insurance
- What determines the cost of your buildings insurance (opstalverzekering)?
- Why property insurance is essential for homeowners
- What are the costs of buildings insurance (opstalverzekering)?
- What does buildings insurance (opstalverzekering) cover and what does it not?
Is your rebuild value still right?
Request a quote without obligation. We will check the rebuild value, the form of cover and the conditions on underinsurance.
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.