VvE insurance through Turien & Co
With a VvE (Dutch owners' association) the heart of the matter lies not in the policy but in the deed of division: that determines what is communal and therefore what the VvE has to insure.
- Several insurers compared objectively
- 9.5 customer rating for a new policy
- AFM licence 12016589
- Personal 072 - 509 24 56, weekdays 9–17
This page in another language: Nederlands
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 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
Turien & Co is an underwriting agent issuing policies on behalf of risk carriers. With a VvE, claims handling then runs through the agency. Finass acts as intermediary in this and compares it with the offerings of other companies, because with blocks of flats the difference lies in the acceptance conditions: year of construction, construction type, the presence of commercial space on the ground floor and the state of maintenance. This party's wider range is set out at the overview page, and the structure of VvE cover at the VvE package.
The core is the buildings or premises insurance for the whole complex, based on rebuild value. That is not the market value of the flats, but what it costs to rebuild the building in the same form, including foundation repairs, clearing debris and professional fees. The obligation to insure itself follows from the division regulations: virtually all model regulations require the board to keep the building insured against, among other things, fire and storm damage. See also buildings insurance for the VvE.
There are also two liability covers standing separately. As the possessor of the building, the VvE is liable for damage caused by a defect in the structure under Article 6:174 of the Dutch Civil Code: a roof tile that comes loose, a balcony railing that gives way, a slippery walkway. That belongs on the the VvE's liability insurance. Allegations against the board itself, such as neglected maintenance or a wrong decision about reserves, belong on the directors' and officers' liability insurance.
This page deals with one situation. The full overview is on Compare continuous travel insurance.
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 on which VvE files go wrong.
Underinsurance of the complex
If the rebuild value has been set too low, every losses are reimbursed proportionately, including a kitchen fire in a single flat. So work with an up-to-date rebuild value assessment and keep an eye on its period of validity; expired valuations are the most common cause of a reduction in payment with large complexes.
The line between communal and private
The VvE policy covers the building as it was delivered on division. An extended kitchen, a luxury bathroom or a second toilet installed by an owner falls outside it; that is called owner's interest and the owner insures it themselves. The home contents of residents and tenants is never covered under the VvE policy.
Maintenance, wear and construction defects
Three items recur as exclusions on virtually every buildings policy: deferred maintenance and wear and tear, damage caused by a inherent defect or construction fault, and gradually acting influences such as penetrating damp and wood rot. A long-term maintenance plan with evidence that it has been carried out is therefore not only good management, but also your file in a discussion about the cause.
Volunteer board members run a personal risk
Board members of a VvE are unpaid, but can be held personally liable by the general meeting or by a third party under Article 6:162 of the Dutch Civil Code, for example after a leak that has been put off for years. Defence costs also mount up even where the claim is ultimately rejected. Fines and penalty payments remain excluded under every liability policy.
What does your premium depend on?
- Rebuild value of the complex: the main basis for the buildings premium
- Year of construction and construction type: a thatched roof, timber floors and old installations weigh heavily
- Number of apartment rights: and the number of storeys in the building
- Business space in the building: hospitality or retail on the ground floor changes the risk
- State of maintenance: supported by a long-term maintenance plan
- Sections chosen and the excess: glass, liability, legal expenses and directors' and officers' liability
Insurers weigh these details differently. That is where your saving is.
What is covered
| Situation | Buildings insurance | Liability, VvE |
|---|---|---|
| Storm damage to the roof covering of the complex | Yes | No |
| A fire in the meter cupboard of the communal stairwell | Yes | No |
| A facade panel comes loose and damages a parked car | No | Yes |
| A visitor slips on the walkway because the coating has been lifting for years | No | Yes |
| The kitchen an owner had installed themselves burns as well | Provided that | No |
| The board is held liable because too little was reserved for major maintenance | No | No |
Allegations against the board itself belong on the directors' and officers' liability insurance, which stands alongside these two.
Frequently asked questions
This is what people ask us most.
Does each owner still have to insure something themselves?
Yes. The VvE insures the building and the communal liability. Each owner or resident arranges their own contents, their own liability and the owner's interest in improvements they have made themselves. Without that addition, after a fire the VvE policy pays for the shell of the flat, but not for the kitchen the owner installed.
Who reports the claim if there is a leak in one flat?
The board or the manager reports it on behalf of the VvE, because the policy is in the association's name. Do so as soon as the damage is known; Article 7:941 of the Dutch Civil Code requires timely notification and late notifications make investigating the cause more difficult. Record where the water came from: that determines whether the VvE policy or an owner's personal policy is engaged.
Is damage to foundations or subsidence covered?
In principle no. Damage from ground settlement, pile rot or subsiding foundations falls outside cover under virtually every buildings policy, because it concerns a gradual process and a defect in the building itself. What is covered is foundation repair needed as a result of an insured event, for example where the shell has to be rebuilt after a fire.
What if the general meeting keeps postponing maintenance?
The VvE then runs a risk on two fronts. The insurer can rely on the exclusion for deferred maintenance when there is a claim, and an injured party can hold the VvE liable under Article 6:174 of the Dutch Civil Code because the building did not meet the standards that may be expected of it. So always record decisions to postpone in the minutes, with the reason.
Every situation is different. For these situations we have a separate page.
- Why we work with different insurersThe main page
- Insuring a building, site or object through OOMOwner's liability, voids, abroad
- Insuring a multi-tenant business building through OOM VerzekeringenChanging tenants, heaviest use, loss of rent
- Insuring a clubhouse through OOM VerzekeringenVolunteers, canteen, hire to third parties