Premium and tax
- Calculated on the rebuild value
- 21% insurance premium tax is included
- Policy fees usually shown separately
- Annual payment often cheaper than monthly
Premium · excess · additional costs
The cost of buildings insurance (opstalverzekering)
Buildings insurance involves more than just the premium. There is insurance premium tax, an excess on every claim and sometimes valuation costs. Against those stand costs the policy does pay for, such as clearance and temporary accommodation.
- 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: De kosten van een opstalverzekering.
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
The biggest item is the premium, and it follows from one figure: the rebuild value. The insurer applies a rate to it and adjusts that for the type of construction, roof covering, year of construction, postcode area, form of cover and excess. So there is no fixed amount, and an amount quoted without your address and sum insured says little. What is fixed: on every non-life insurance premium you pay 21% insurance premium tax, included in the amount on your policy schedule.
There are also costs that only become visible when you claim. The excess remains at your expense per event, and for storm a separate and higher amount often applies. For a listed building, thatched roof or unusual property a valuation may be needed; that costs money, but fixes the value under Article 7:960 of the Dutch Civil Code for a set period. Insurers usually also charge policy fees.
Against those costs stands what the insurance pays besides the rebuilding itself. Think of clearance and demolition costs, emergency measures and security, temporary accommodation elsewhere during repairs, and often garden landscaping up to a maximum. It is precisely those items that mount up quickly in a large claim. See also how the premium is made up.
Costs for you and costs for the insurer
Three items that determine your outlay, and what stands against them when you claim.
Excess
The part of each claim that you bear yourself.
- Often an amount you can choose voluntarily
- A separate and higher amount for storm
- Lowers the premium, raises your risk
- You then stop reporting small claims
Additional costs
Costs the policy pays besides the rebuilding itself.
- Clearance and demolition costs
- Emergency repairs and security
- Temporary accommodation elsewhere, up to a maximum
- Garden landscaping and paving often limited
What is covered
| Situation | Extended | Comprehensive |
|---|---|---|
| Rebuilding costs after fire or storm | Yes | Yes |
| Clearance and demolition costs | Yes | Yes |
| Temporary accommodation elsewhere during repairs | Provided that | Provided that |
| Repair costs after an accident of your own while doing DIY | No | Yes |
| Costs of maintenance and replacement due to wear and tear | No | No |
| Repairs to foundations after subsidence or pile rot | 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.
Where the costs really lie
Four points that determine what you pay and what you get for it.
The sum insured drives the premium
Because the premium is calculated on the rebuild value, it changes with that sum. Insurers index the value each year with building costs. If those rise, your premium rises too, without anything about your home changing. Lowering the sum looks like a saving, but mainly produces underinsurance: on a claim, less is then paid proportionately.
A higher excess is money deferred
If you choose a higher excess, the premium falls straight away. When you claim you pay that difference after all, and for storm a separate, higher amount often applies. So choose an excess you can pay from your own resources without difficulty. Note too that in a single event damaging both the structure and the contents, two excesses sometimes apply.
Valuation costs can pay for themselves
For a listed building, thatched roof, converted farmhouse or canal house, the insurer often works with a valuation report instead of a value calculator. Such a report costs money, but fixes the value under Article 7:960 of the Dutch Civil Code for a set period; within that period the insurer cannot invoke underinsurance. For properties where rebuilding is expensive and slow, that counts heavily.
The biggest costs are the uninsured costs
What the policy does not cover you pay in full yourself. Excluded are subsidence, foundation damage and pile rot, costs of deferred maintenance, wear, design 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. Repairing foundations is therefore always an investment of your own.
What does your premium depend on?
- Rebuild value: the main basis for calculation
- Construction type and roof covering: brick, timber or thatch
- Year of construction and state of maintenance: older premises, higher risk
- Postcode area: burglary, storm and water risk
- Excess: higher amount, lower premium
- Payment term and package: annual payment and combination discount
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.
What costs come on top of the premium?
Insurance premium tax of 21% applies to the premium. That is usually already included in the amount on your policy schedule. Insurers also often charge policy fees. When you claim you pay the excess, for storm usually a separate and higher amount. For unusual properties, valuation costs can arise, and sometimes costs for required fire or burglary prevention.
Does buildings insurance also pay clearance costs?
Usually yes, up to a percentage or maximum stated in the conditions above the sum insured. Emergency measures, securing the property and temporary accommodation elsewhere during repairs are also often included. These items mount up quickly in a large claim. So check how high the limits in your policy are.
Can I save costs by insuring for less?
Saving on the sum insured is not a saving but deferred risk: on a claim the insurer then pays proportionately less. It is wiser to choose deliberately an excess you can bear yourself, to pay annually, to remove double cover and to place your policies in one package.
Do I pay two excesses for one event?
You may. If a leak damages both the building and your contents, those are two policies and sometimes two excesses. If the buildings and contents cover are with the same insurer in one package, one excess is often charged. Check that provision before you split the policies.
What does switching cost?
Switching itself costs you nothing; premium paid in advance is refunded by your current insurer. We take care of the cancellation and make sure the new policy follows on, so that there is not a day without cover. Do check whether your contract period has already expired and what notice period your policy conditions state.
Read more
Within Opstalverzekering
- Opstalverzekeringthe main page
- Wat zijn de kosten van een opstalverzekering
- Wat is de goedkoopste opstalverzekering
- Goedkoopste opstalverzekering
- Wat beinvloedt de kosten van een eigendomsverzekering ontdek het hier
- Compare buildings insurance (opstalverzekering): what to look out for?
- Affordable buildings insurance (opstalverzekering) without stripping back your cover
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All the costs in one overview?
Request a quote without obligation. We show the premium, tax and excess in one calculation.
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.