Compulsory
- Rebuild value as the basis
- All apartments
- Communal parts
Fire insurance for a VvE
A VvE's fire insurance covers the building at rebuild value; anything an owner had installed themselves falls outside it.
- several insurers compared objectively
- 9.5 customer rating for a new policy
- AFM licence 12016589
- Personal 072 - 509 24 56, weekdays 9–17
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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
Article 5:112(1) of the Dutch Civil Code requires every owners' association to insure the building against fire, storm and water damage. The policy is in the association's name and covers the block as a whole: the communal parts and the shell of all the flats. So an owner does not take out this insurance; they contribute to it through the service charge.
The basis for calculation is the rebuild value: what it costs to rebuild the same building on the same site. If that is set too low, the proportionality rule applies and every claim is settled proportionately, including a small fire in a single flat. That affects every owner individually, whoever caused the damage.
What the fire policy does not cover sits with the association's other insurance. See the overview on insurance for a VvE or the bundled version on VvE package.
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Finass Verzekert is a licensed, independent firm. You get one advisor who knows your situation — including the moment a claim actually happens and it matters most.
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What does fire 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.
What does your premium depend on?
- Rebuild value of the complex. The sum insured is the most important calculation basis of the fire policy.
- Construction type and roof covering. Brick with a hard roof covering is assessed differently from timber or thatch.
- Year of construction and state of maintenance. The age of the roof, facade and electrical installation determines the likelihood of fire.
- Size of the complex. The number of flats, the number of storeys and whether there is an underground car park.
- Sections included. Glass, clearance costs and loss of rent widen the cover and the premium.
- Excess per event. A higher excess for the association reduces the premium for all owners.
Insurers weigh these details differently. That is where your saving is.
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.
Why 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.
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.
Where things go wrong in practice
Four points that make the difference between a policy that pays out and one that does not.
Rebuild value, not market value
What is insured is what rebuilding costs, not what a flat would sell for. Building costs for labour and materials move differently from the housing market, so that a valuation from years ago quietly leaves the block underinsured. Have it revalued periodically and record the decision in the minutes. A valid valuation usually provides a guarantee against underinsurance; without that guarantee the proportionality rule applies to every payout.
The deed of division draws the boundary
Whether a damaged element falls under the association's policy is determined by the deed of division and not by your instinct. The load-bearing structure, roof, facade, window frames and communal pipework are almost always the VvE's. The kitchen, bathroom or floor you had installed yourself is owner's interest and falls outside the fire insurance. You insure that under your own contents policy, as a separate section with its own sum insured.
What the fire policy expressly does not pay for
Residents' contents are not covered: furniture, appliances and clothing remain a private matter. Also excluded are damage from deferred maintenance, gradually operating influences such as penetrating damp and wet rot, and damage from earthquake or flooding from primary flood defences. Intent or recklessness by an insured party is excluded under Article 7:952 of the Dutch Civil Code. A tenant's business interruption loss is not covered either.
Report renovation and vacancy in advance
Scaffolding, roof work with naked flames or a stripped-out floor increase the fire risk of the whole block. The duty of disclosure of Article 7:928 DCC applies when you apply, and most policies also require changes to be notified during the term. If the board fails to do so, the insurer may limit the payout under Article 7:930 DCC, with consequences for all owners at once.
Frequently asked questions
This is what people ask us most.
Is fire insurance compulsory for a VvE?
Yes. Article 5:112(1) of the Dutch Civil Code provides that the regulations must require the association to insure the building against fire, storm and water damage. That duty rests on the association as a legal entity, not on the individual owner. If the VvE takes out no policy, each owner contributes to the rebuilding in proportion to their share after a fire.
What happens if the rebuild value has been set too low?
The association is then underinsured and the insurer pays proportionately. If the building is insured for two thirds of the actual rebuild value, you will receive two thirds even for a small loss in your own flat. An up-to-date valuation with a guarantee against underinsurance prevents this; check the policy schedule to see whether that guarantee is stated.
Does the kitchen I installed myself fall under the VvE's fire insurance?
Usually not. The association's policy covers the building as it existed at handover or on division. Everything you installed afterwards, such as a more expensive kitchen, a bathroom or a floor, is called owner's improvements. You insure that yourself as a separate section on your contents insurance, for an amount that covers the cost of replacement.
Who is insured under the association's fire policy?
The insured parties are the owners' association and the flat owners collectively. A payout therefore goes to the association, which commissions and pays for the repairs. As an individual owner you cannot dispose of the payout yourself, even where the damage occurred solely in your flat. The board handles the claim.
Every situation is different. For these situations we have a separate page.
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 compiled by Finass Verzekert (LinkedIn). Last updated on .
The information on this page is general in nature and is not personal advice.