Insuring a brothel through OOM Verzekeringen
For a sex establishment the hardest question is not the cover but acceptance. Declare the premises honestly and you end up with a policy; describe them as hospitality and you end up with nothing.
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Work out for yourself what it would cost.
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- 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.
- Independent advice
- Several insurers
- Switching arranged
- Help with claims
In brief
Finass acts as an intermediary through OOM Verzekeringen among others. We use that company for premises and businesses where the regular market drops out, and a sex establishment is one of them. We are not tied to one provider and compare several insurers objectively, but the number of parties accepting this sector is limited. The outcome therefore depends heavily on how complete the file we submit is. The basic structure of the cover can be found at the buildings insurance.
What sets it apart is the licence requirement. A sex establishment may be operated only with a licence from the local authority, and conditions on fire safety, the number of work rooms, opening hours and supervision attach to that licence. Insurers make cover dependent on it. If the licence is withdrawn or suspended, or you operate without one, cover usually lapses. An incorrect description of the business is also fatal: if the policy schedule says café and it turns out to be a club, that engages Articles 7:928 and 7:930 of the Dutch Civil Code. Why that description weighs so heavily is set out at the importance of the correct business description.
Beyond that, these are premises operating at night, with visitors who have been drinking, with bedrooms and work rooms, and with cash on the premises. That makes the risk profile closer to a nightclub than to an office. Alongside the buildings cover, three other policies are needed: a public and employers' liability insurance for injury to visitors and staff, a business interruption insurance for standstill, and business contents cover for the fitting-out.
This page deals with one situation. The full overview is on Compare buildings insurance (opstalverzekering).
The same independent view, whatever insurer
We work with dozens of insurers and choose whichever fits your situation best — not whichever pays us the most. That means advice built around you, not around one brand.
Insurers
Independent
AdviceWhy arrange it through Finass Verzekert?
We look at the terms as well as the premium, and stay your point of contact when there is a claim.
Independent
We are not tied to one insurer and compare on the basis of an objective analysis of several companies.
One fixed adviser
You call or email someone who knows your file. No menu options, no changing call centres.
Switching without hassle
We cancel your old policy and align the start date, so you are never a day without cover.
Help with claims
We report the claim and monitor how it is handled. In urgent cases you can reach us on the emergency line.
What to look out for
Four points that in this sector make the difference between a policy and a refusal.
Licence and cover are linked
Most policies contain a clause tying cover to a valid operating licence and to compliance with the conditions set out in it. If the licence expires, is suspended after an inspection, or you depart from the permitted number of work rooms, you are uninsured. Closure of the premises by the mayor and the fines and penalty payments that go with it are never insured, not even under business interruption cover.
Fire safety and the number of people present
Premises with small rooms, a great deal of textile, dimmed lighting and limited escape routes are difficult from a fire safety point of view. The local authority and the insurer set requirements on escape routes, emergency lighting, fire doors and the maximum number of people present. If those are not met and a fire breaks out, the investigation focuses on them. Damage caused by naked flames, candles and uninspected electrical installations also regularly leads to refusal.
Operating or only letting
There is a large difference between operating the business yourself and letting the premises to an operator. As landlord you carry no business risk, but you do carry Article 6:174 of the Dutch Civil Code: as possessor you remain liable for defects in the structure. As operator, the duty of care towards visitors and workers is added under Article 6:162 of the Dutch Civil Code. If you let, look at buildings insurance for premises that are let and set out in the contract who insures what.
Cash, robbery and vandalism
Cash on the premises attracts robbery. On a buildings and contents policy, money is limited or excluded and requires a separate money section with requirements on the safe and on banking takings. Damage from vandalism, arson from outside and civil commotion is also subject to limitations; damage caused intentionally by you or a co-insured is always excluded under Article 7:952 of the Dutch Civil Code. CCTV and record-keeping help with the evidence, but do not replace those exclusions.
What does your premium depend on?
- Form of operation: club, private house, window premises or letting the premises only
- Licence status and enforcement history: a clean record counts heavily towards acceptance
- Type of construction and fire safety provisions: compartmentation, detection and escape routes
- Opening hours and presence of staff: night-time hours increase the risk
- Rebuild value and value of the fitting-out: the basis for buildings and business contents separately
- Security and access control: cameras, door supervision and registration of visitors
Insurers weigh these details differently. That is where your saving is.
What is covered
| Situation | Basic | Extended |
|---|---|---|
| A lightning strike knocks out the electrical installation and the cooling behind the bar | Yes | Yes |
| A burst pipe on the upper floor soaks the ceilings below | No | Yes |
| A visitor smashes the mirrored wall after an argument | No | Provided that |
| Robbers take the till takings from the drawer at night | No | No |
| The entire fitting-out of the work rooms is lost in a fire | No | No |
| A storm lifts part of the flat roof | Yes | Yes |
These columns concern the building. The fitting-out and the cash on the premises each require their own section.
Frequently asked questions
This is what people ask us most.
Why do many insurers decline this sector?
The risk is a combination of night-time use, alcohol, cash, changing visitors and premises often not built for this use. On top of that come reputational and enforcement risks. Insurers therefore limit their acceptance to files in which the licence, fire safety and supervision are demonstrably in order. A complete file considerably improves the chance of an offer.
Am I liable for injury to someone who works for me?
Where there is an employment relationship, the duty of care in Article 7:658 of the Dutch Civil Code applies and you are in principle liable for injury at work. For self-employed workers working under your supervision on your premises, that duty of care can also apply through paragraph 4 of that article. This belongs on the employers' liability section of public and employers' liability insurance (AVB) and not on the buildings policy.
Is lost turnover after a forced closure insured?
No. Business interruption insurance pays out after physical damage such as fire or an explosion, not after an administrative measure. Closure ordered by the local authority, withdrawal of the licence or an order subject to a penalty payment fall outside any standard cover. If you want to challenge such a decision, that is a legal expenses matter and not a general insurance matter.
What happens if I change the use of the premises?
Report it in advance. Any change in purpose, opening hours or activity can affect the assessment. Article 7:928 of the Dutch Civil Code requires a correct declaration when taking out the policy; policies also contain a change-of-risk clause for the term. If a change is only discovered after a loss, the insurer may limit the payout or terminate the policy.
Every situation is different. For these situations we have a separate page.
- Why we work with different insurersThe main page
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