The VvE's buildings insurance
- Structure, roof, facade and stairwell
- The basis is set out in the deed of division
- The excess comes out of the VvE's funds
- Rebuild value often through a valuation
Building · owner's interest · home contents
In a block of flats the buildings insurance runs through the owners' association. What you still have to arrange yourself is less obvious than it looks.
Deze pagina in het Nederlands: VvE-verzekering en uw eigen woning: wie verzekert wat?.
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With a flat you own an apartment right: a share in the building plus the exclusive right to use your home. The building as a whole is therefore not yours alone, and you do not insure it alone either. The division regulations, which go back to Article 5:112 of the Dutch Civil Code, usually require the VvE to insure the whole building against fire and storm damage, among other things. You contribute to that through the service charge.
That does not mean you have nothing left to arrange. The VvE policy covers the building in the state in which it was divided. What you have had installed since then, such as a new kitchen, bathroom, parquet floor or an extension on the roof terrace, often falls outside that cover. There is owner's interestcover for that, usually placed on your own home contents insurance. Your furniture, appliances and clothing you insure yourself in any case.
If things go wrong, the question of which policy responds usually comes down to one point: did the damage arise in a communal or in a private part? That boundary is set out in the deed of division. See also the VvE's buildings insurance and cover for the owner's interest.
Three policies together cover a flat; they only join up if you match them to one another.
One policy for the whole building, taken out and paid for by the association.
Improvements you installed yourself that are not part of the divided state.
Your belongings and the damage you cause to others in the building.
What is covered
| Situation | VvE policy | Your own policy |
|---|---|---|
| Fire damage to the facade, roof and stairwell | Yes | No |
| A leak from a communal pipe | Yes | No |
| A kitchen and parquet floor you installed yourself | Provided that | Yes |
| Furniture, appliances and clothing | No | Yes |
| Water damage you cause to the flat below | No | Provided that |
| Subsidence, foundation damage and deferred maintenance | 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.
This is where most misunderstandings arise between the VvE policy and your own insurance.
Whether a loss lies with the VvE or with you depends on whether it concerns a communal or a private part. That division is set out in the deed of division and the regulations, based on Article 5:112 of the Dutch Civil Code. Window frames, pipework and balconies do not fall the same way in every building. Ask for the deed before you report a loss. It determines which party you turn to.
The VvE insures the building as it stood at the time of division. If you have since replaced a kitchen, refitted a bathroom or had a poured floor laid, that investment is often not in the VvE's sum insured. The owner's interest cover fills that gap, usually through your home contents insurance. Declare a realistic amount and keep invoices and photographs. When you claim you have to be able to substantiate what was there.
A VvE that does not meet, has no reserve fund and manages no policy still exists in law and remains responsible for the building. After a fire it can turn out that there is no insurance or an outdated one, with a sum insured that has not been index-linked for years. As a co-owner you then share in the shortfall. Check the association's policy schedule at least once a year, along with the date of the last valuation.
A VvE policy does not cover subsidence, foundation damage or pile roteither, nor damage caused by deferred maintenance, wear and tear or defects in construction and materials, nor damage caused by vermin, mould and slowly penetrating damp. With older buildings in particular that leads to argument: a roof that has been leaking for years is maintenance and not damage. Intent and recklessness are excluded under Article 7:952 of the Dutch Civil Code.
Insurers weigh these details differently. That is where your saving is.
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.
This is what people ask us most.
No, provided the VvE insures the building. The division regulations, based on Article 5:112 of the Dutch Civil Code, usually require the association to insure the whole building. You contribute to that through the service charge. Your own buildings policy would then be duplicate cover. You do insure your own home contents and the owner's interest: improvements you have made since the division.
Everything you have had installed in your flat that was not part of the original divided state: a new kitchen, bathroom, poured floor, parquet or fitted wardrobes. The VvE policy covers the building as it was divided, so that investment falls outside it. You insure it as a separate amount, usually on your home contents insurance.
First to the VvE or the managing agent, so that the cause is established. If the water comes from a communal pipe, the VvE policy responds. If the cause lies in a private part, a washing machine or a pipe of their own for example, the liability of that owner under Article 6:162 of the Dutch Civil Code and the cover under their liability insurance come into play.
The association then still exists in law, but it does not function. The risk is that there is no current buildings insurance or that the sum insured has not been adjusted for years. After a large loss you share in the shortfall as a co-owner. Activate the VvE, have a board appointed and check whether the building is insured at the current rebuild value.
In principle it comes out of the association's funds and is therefore borne by all the owners through their contributions. Some VvEs pass the excess on to the owner concerned where the damage is in a private part; whether that is permitted depends on the regulations and on resolutions of the general meeting. Ask about this before you report a loss.
Request a quote without obligation. We compare the VvE policy with your own home contents and owner's interest cover.
Prefer to call? 072 - 509 24 56, weekdays 09:00–17:00.
Claim on the road? Emergency line 06 - 55 20 40 72.
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.
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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.
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