A VvE package puts the cover of the association (*VvE*, Dutch owners' association) on one policy schedule, based on one survey and with one start date.
Without obligation; a reply within one working day.
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
A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.
In brief
An association that buys its insurance separately soon holds three or four contracts with different terms, different insurers and different contacts. A package bundles those sections under one agreement: buildings cover, the association's liability, directors' and officers' liability and, if wanted, legal expenses and personal accident cover.
The gain lies not in a discount but in the connection between the sections. With separate policies, gaps arise exactly where the covers meet, along with disputes about which insurer has to act. Within one package those boundaries are aligned and one claims handler assesses the whole.
The structure of the cover in three parts, with an overview per situation below.
Article 5:112 of the Dutch Civil Code
Compulsory
Buildings insurance is required by law.
Rebuild value as the basis
All apartments
Communal parts
Personal risk
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
Optional
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.
Where things go wrong in practice
Four points that make the difference between a policy that pays out and one that does not.
The seams between the sections
A board member who postpones a maintenance decision, causing the roof to leak, touches three covers at once: the buildings section for the repair, the liability section for consequential loss to residents and the directors' section for the criticism itself. With separate policies, each insurer points to the other. Within one package the matter is assessed in one file and the split is an internal matter for the insurer.
One event, one excess
For related losses, most packages charge one excess per event rather than one per section. That saves the association money at a point when its funds are already under pressure. Do check that the policy schedule actually states that provision; it is not an automatic consequence of bundling. The indexation of the sums insured then also runs in step across all sections.
What a package does not solve
Bundling raises no sum insured whatsoever. Each section keeps its own limit, and a rebuild value that is too low still leads to a proportionate payout. Also outside the package are residents' home contents, the owner's interest in improvements an owner has made and a tenant's business contents. Glass, too, is a separate section with many insurers that you have to add deliberately.
The general meeting decides on the composition
The board prepares, but the general meeting of owners sets the cover and bears the cost through the service charge. Record which sections were rejected and why; if a risk later turns out not to be covered, that decision is the file a board member relies on against criticism under Article 2:9 of the Dutch Civil Code. Sections can usually be terminated individually.
What does your premium depend on?
How the package is put together — Which sections are included and which have been deliberately left out.
Rebuild value of the complex — The buildings section is usually the heaviest item within the package.
Number of apartment rights — Determines the size of the directors' risk and of the liability section.
Mixed use — Commercial units in the block are weighed separately within each section.
Claims history of the association — With a package, earlier claims are taken into account across all sections at once.
Contract term and method of payment — A longer term and annual payment usually give a more favourable rate.
Insurers weigh these details differently. That is why comparing pays off.
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.
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.
The core is almost always buildings insurance (opstalverzekering), supplemented with the association's liability and directors' and officers' liability. Legal expenses, personal accident cover for volunteers and glass are optional sections you add. What an insurer calls standard differs from one provider to another, so compare the list of sections and not just the final premium on the quotation.
Can one section be cancelled on its own?
Usually yes. Sections within a package generally have their own description and their own share of the premium, so the general meeting can drop one without cancelling the whole. Watch the contract renewal date and any package conditions requiring a minimum number of sections to keep the bundled rate.
Does one excess apply to related losses?
With many packages it does, but it is not an automatic consequence of bundling. The provision has to appear on the policy schedule or in the package conditions. If it is missing, the insurer charges an excess for each section called on. Ask about this explicitly at the quotation stage, because with fire and water damage in particular several sections run at the same time.
Is a package compulsory for an association?
No. The only thing required by law is insurance of the building under Article 5:112 of the Dutch Civil Code. A package is a way of buying, not a legal requirement. Small associations sometimes deliberately opt for buildings cover alone. If so, bear in mind that liability and the directors' risk remain uninsured and come back to the owners.
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.
