The common building
- Roof, external walls, load-bearing walls and stairwell
- Lifts, central plant and pipework
- Storage rooms and common areas
- Boundary walls and outbuildings
Deed of division · rebuild value · owner's interest
Buildings insurance for the VvE
An owners' association insures the complete building, not the individual flats. The key questions are whether the sum insured is right and where the common parts end and the private part begins.
- 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: Gebouwenverzekering voor de VvE.
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
In a building divided into flats, the VvE is obliged to insure the complex; that obligation is set out in the deed of division regulations which, under Article 5:112 of the Dutch Civil Code forming part of the deed of division. There is therefore one policy for the whole building, taken out in the association's name, and the premium runs through the service charges. Individual owners do not take out their own buildings insurance; they keep only home contents insurance and, where appropriate, cover for the owner's interest.
The sum insured is the rebuild value of the whole complex: what it costs to build the building again, including foundations in so far as they are insured, demolition and clearing-up costs and professional supervision. In older complexes and after years of rising building costs, that amount is often too low. With underinsurance every claim is paid proportionately, including a small leak.
Alongside the building, a VvE usually also arranges liability for the common parts, and glass cover and sometimes a directors' and officers' liability insurance for the board. See also the explanation of the owner's interest in a VvE, because that is where disputes most often arise after a loss.
What is covered?
The policy covers the building with everything fixed to it, with a clear line between common and private parts.
Owner's interest
What an owner has installed in their flat above the standard specification.
- A better kitchen, bathroom or floor
- An extension or dormer at their own expense
- Often insured separately or additionally
- The line follows from the deed of division
Sections alongside the building
Covers a VvE usually places on the same policy.
- Liability for the common parts
- Glass in the facade and stairwell
- Loss of rent or alternative accommodation
- Directors' and officers' liability of the board
What is covered
| Situation | Basic | Extended |
|---|---|---|
| Fire damage to the complex | Yes | Yes |
| Storm damage to the roof | Yes | Yes |
| A leaking pipe in the common riser | Yes | Yes |
| A kitchen installed by an owner | Provided that | Yes |
| Alternative accommodation after a major loss | Provided that | Yes |
| Deferred maintenance of the facade or balconies | No | No |
What is actually covered, including exclusions, the sum insured, the excess and the line between common and private parts, is set out in the policy conditions, the deed of division and the insurance card (verzekeringskaart).
Where things go wrong in practice
Four points that come up again and again in a VvE claim.
The deed determines the line, not your instinct
Whether a pipe, a window frame, a balcony or a floor finish is a common part follows from the deed of division and the regulations (Article 5:112 of the Dutch Civil Code). That line differs from one complex to another: under one set of regulations the window frames are common parts, under another they are not. Put the deed alongside the policy before there is a loss. Without that comparison the insurer declines a claim as private while the owner thinks the VvE is dealing with it, or the other way round.
Underinsurance affects all the members at once
The sum insured applies to the whole complex. If it has been set too low, every claims are paid proportionately and the association bears the difference, ultimately through its members. A a valuation by an expert prevents that; such an agreed value within the meaning of Article 7:960 of the Dutch Civil Code gives certainty for an agreed period. Have the valuation repeated in good time and check that indexation is actually being applied.
What is not included
The following, among others, are outside the cover: deferred maintenance, wear and design faults, a recurring point with balconies and access galleries; groundwater, flooding from a primary flood defence and earthquake; the residents' home contents, which they insure themselves; soil contamination and clean-up costs; and intent and wilful recklessness under Article 7:952 of the Dutch Civil Code. Fines or penalty payments after enforcement action by the local authority are not insurable either, and where a a dormant VvE carries out no maintenance, insurers may impose additional restrictions.
The maintenance plan and reserve fund count
A VvE must set aside funds for maintenance. An up-to-date long-term maintenance plan and a well-filled reserve fund matter not only legally and in terms of governance, but also for insurance: they reduce the chance of a claim being declined because of deferred maintenance. A board that puts off maintenance for years also runs the risk of personal liability for improper performance of its duties (Article 2:9 of the Dutch Civil Code).
What does your premium depend on?
- Rebuild value of the complex — the usual basis for calculation
- Number of apartment rights — the size and layout of the building
- Year of construction and construction type — older property produces more claims
- Mixed use — shops or restaurants at street level weigh more heavily
- State of repair — long-term maintenance plan and reserve fund
- Claims history and excess — previous claims and the threshold chosen
Insurers weigh these details differently. That is why comparing pays off.
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
The questions we are asked most often about this.
As a flat owner, do I need buildings insurance myself as well?
No, the building is insured through the VvE. You insure your own home contents and consider cover for the owner's interest, for everything you have installed above the original specification. Do check that the VvE policy is actually in force and that the sum insured is up to date; with underinsurance you as a member share in the shortfall.
What is owner's interest?
The value of improvements an individual owner has made in their flat above the standard specification in the division: a more expensive kitchen, a luxury bathroom, a parquet floor or a dormer. The VvE's buildings insurance works from the original specification. Without additional cover you are not paid for the difference after a loss.
Who reports the claim, the owner or the VvE?
The board or the managing agent reports damage to the common parts, because the VvE is the policyholder. Where only the private part is concerned, the owner reports it to their own insurer. If in doubt, report it on both sides; Article 7:941 of the Dutch Civil Code requires prompt notification and late notification can cost cover.
Our VvE is dormant. Are we insured?
Only if a policy is actually in force in the association's name. With a dormant VvE that is often missing, or the sum insured is out of date. That is a real problem, because the obligation to insure under the deed of division regulations continues, and in the event of fire or a major leak all the owners together face the cost.
Is glass covered?
Often as a separate section on the same policy, and then for the glass in the common facade and the stairwell. Internal glazing in the private part is usually outside it. Check for each complex how the regulations describe the facade; for frontage and balcony glazing the regulations vary considerably.
Read more
Within Opstalverzekering gebouwenverzekering
Similar pages
- Buildings insurance for a VvE
- Glass insurance for offices, flats and homes that are let
- Buildings insurance (opstalverzekering) and commercial buildings insurance (gebouwenverzekering): the same or not?
- Glass insurance for property
- Commercial buildings insurance (opstalverzekering): the importance of the correct described business activity
- Glass insurance for a VvE
Is the sum insured for your complex correct?
Request a quote without obligation; we check the rebuild value and how it ties in with your deed of division.
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.
