Compulsory
- Rebuild value as the basis
- All apartments
- Communal parts
Compulsory · board · additional
Insurance for a VvE
Of all the insurances an owners' association can take out, one is required by law; the others protect the board and the association's funds.
- 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: Verzekeringen voor een VvE.
Calculate your premium or request a quote
Without obligation; a reply within one working day.
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
A VvE is a legal entity with its own property, its own contracts and its own board. It therefore runs four types of risk, each with its own policy: damage to the building, liability towards third parties, personal liability of board members and the costs of legal disputes. Those covers do not overlap and do not replace one another.
Only insurance of the building is compulsory, under Article 5:112 of the Dutch Civil Code. In practice many associations have only that, which leaves the other risks with the owners uncovered. See fire insurance for a VvE, legal expenses insurance for a VvE and personal accident insurance for a VvE.
If you want everything under one contract, look at VvE package. If there are business premises in the building, a separate assessment applies: A VvE with commercial premises.
What does insurance for a VvE cover?
The structure of the cover in three parts, with an overview per situation below.
The board
Article 2:9 of the Dutch Civil Code makes no distinction.
- Unpaid board members too
- Joint and several liability
- Recourse against personal assets
Additional
What else the association needs.
- Liability as owner
- Legal expenses
- Accidents involving volunteers
What is covered
| Situation | Buildings, VvE | Liability | Drivers |
|---|---|---|---|
| Fire damage to the building | Yes | No | No |
| Injury in the stairwell | No | Yes | No |
| A claim against a board member | No | No | Yes |
| An owner's own kitchen | No | No | No |
| Deferred maintenance | No | No | Sometimes |
| A dispute with a contractor | No | No | No |
This overview is general in nature and is not personal advice. What is actually covered, including exclusions, limits and the excess, is set out in the policy conditions and the insurance card (verzekeringskaart) of the insurer; you receive both before you take out cover. Taking out cover without advice? Then read what execution only means for you.
Where things go wrong in practice
Four points that make the difference between a policy that pays out and one that does not.
Compulsory: the building at rebuild value
Article 5:112 of the Dutch Civil Code requires the regulations to oblige the association to insure against fire, storm and water damage. This policy is in the association's name and covers the communal parts and the structure of all the apartment rights. It does not cover residents' home contents and does not cover the owner's interest: a kitchen, bathroom or floor that an owner had installed themselves. Each owner insures that themselves.
Liability of the association as owner
If a delivery driver trips over a loose tile or facade cladding falls down, the association is liable under Article 6:174 of the Dutch Civil Code. That liability rests on the owner of the building and applies even without fault. If the association employs a caretaker or cleaner, Article 6:170 DCC is added for mistakes by subordinates. This cover is not compulsory, but it is the most underestimated.
Board members can be held personally responsible
Article 2:9 of the Dutch Civil Code draws no distinction between paid and unpaid board members. A board member who postpones a maintenance decision, lets an insurance policy lapse or manages the funds badly can be held jointly and severally liable against their private assets. Directors' and officers' liability insurance pays for financial loss and defence costs. Intent, fraud and fines remain excluded; a claim about a decision taken before the start date usually falls outside it too.
What no VvE policy covers
Outside all the association's covers fall residents' home contents, the owner's interest, a tenant's business contents and the business interruption loss of an entrepreneur in the building. A dispute with the contractor is not covered either unless legal expenses cover is included, nor is injury to an owner helping out unless personal accident cover has been taken out. Fines and penalty payments can never be insured.
What does your premium depend on?
- Rebuild value of the complex — The basis of the compulsory building cover and of most of the additions.
- Number of apartment rights — Determines the size of the board members' risk and of the liability risk.
- Which covers you choose — Buildings only, or also liability, directors' and officers', legal expenses and personal accident cover.
- Year of construction and state of maintenance — The age of the roof, facade and installations counts in every section.
- Mixed use of the building — Shops or hospitality businesses in the building increase the risk for the whole.
- Professional management — A managing agent with proper records reduces the chance of management errors.
Insurers weigh these details differently. That is why comparing pays off.
How we arrange it
- You request a quoteWe take stock of your activities, turnover 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.
Which insurance is required by law for a VvE?
Only insurance of the building against fire, storm and water damage, under Article 5:112 of the Dutch Civil Code. All other covers are voluntary. That does not mean they are unnecessary: liability as owner and personal liability of board members can produce amounts that a small association cannot pay out of its reserve fund.
Does the VvE also have to have liability insurance?
Not by law, but as owner of the building the association carries strict liability under Article 6:174 of the Dutch Civil Code. Injury to a visitor in the stairwell or damage to a car caused by falling facade material therefore lands directly on the association. If there is no cover and no money, every owner contributes in proportion.
Are board members personally liable?
Yes. Article 2:9 of the Dutch Civil Code requires every board member to perform their duties properly and draws no distinction between paid and voluntary board membership. Where conduct is seriously blameworthy, a board member can be held jointly and severally liable against their private assets. Directors' and officers' liability insurance covers financial loss and defence costs, but not intent, fraud or fines imposed.
Does the VvE insure my home contents too?
No. The association's policy covers the building, not your belongings. Furniture, appliances and clothing fall under your own home contents insurance. In between sits the owner's interest: the kitchen, bathroom or floor you had installed yourself. That falls outside the VvE policy and has to be declared as a separate section on your own contents policy.
Ready to compare?
Request a quote without obligation. We will look at which insurer best matches your activities and your risk.
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.