Permanently fixed
- Walls, roof, floors and foundations
- Kitchen, bathroom and sanitary fittings
- Central heating boiler and fixed installations
- Shed, garage and boundary fence
Building · rebuild value · exclusions
What does buildings insurance (opstalverzekering) cover and what does it not?
Buildings insurance covers the building, not your possessions and not the land. Below is what falls under each element, what distinguishes the forms of cover from one another and which losses always remain outside the policy.
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Deze pagina in het Nederlands: Wat dekt een opstalverzekering wel en niet?.
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In brief
The buildings comprise everything permanently attached to the house: walls, roof, foundations, floors, window frames, the kitchen, the bathroom, the sanitary ware, the central heating system and the fixed electrical installation. Outbuildings on the same plot are usually included as well, such as a shed, garage, carport, boundary fencing or terrace canopy. What you could take with you when you move belongs to the home contents and not to the buildings.
The sum insured is the rebuild value: the cost of building a similar property again on the same site, excluding the land. You establish that value with a rebuild value calculator, an address scan or, for unusual properties, a valuation report. Besides the building costs, the policy usually pays for clearance costs, the cost of emergency provisions and the cost of staying elsewhere temporarily for as long as the property is uninhabitable.
There are two forms of cover. The extended cover works with named events: fire, storm, water, burglary, impact and the like. Comprehensive also covers sudden and unforeseen damage from an unnamed cause, such as a drill going through a pipe. The exclusions remain unchanged under both forms. See also what insurance covers in general.
The cover set out
The buildings policy consists of three layers: the building, the additional costs and the extensions chosen.
Additional costs
Costs arising because the property has to be repaired or rebuilt.
- Clearance and demolition costs
- Emergency repairs and security
- Temporary accommodation elsewhere
- The cost of mitigating the loss
Extensions
Elements that are not included as standard and are switched on separately.
- Glass cover for windows and doors
- Solar panels on the roof or in a field array
- Landscaping and paving
- Comprehensive instead of extended cover
What is covered
| Situation | Extended | Comprehensive |
|---|---|---|
| Fire, lightning, explosion and smoke damage | Yes | Yes |
| Storm, hail and rainfall damage to the building | Yes | Yes |
| Water from a burst pipe or central heating system | Yes | Yes |
| Drilling through a pipe or another mishap of your own | No | Yes |
| Breakage of glass in windows and doors | Provided that | Provided that |
| Subsidence, pile rot 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.
Four limits of the cover
Where buildings insurance stops, even under a comprehensive policy.
Ground, foundations and pile rot
Damage caused by settlement, subsidence, foundation problems and pile rot is excluded by almost every insurer. It concerns a gradual process connected with the ground conditions and the method of construction, not a sudden event. Damage caused by drought or a changing groundwater level falls under this as well. Repairing foundation problems is therefore a cost for the owner, and that is a point to have investigated when buying a home.
Maintenance, wear and construction defects
A policy pays for damage, not for maintenance. Outside the cover remain deferred maintenance, wear, rust, wood rot and construction or material defects. If the roof blows off in a storm while the tiles had been loose for years, the insurer can reduce the payout. Damage caused by vermin, woodworm, mould and slowly penetrating damp is excluded as well. Maintenance is therefore not a cost alongside the insurance, but the condition on which it works.
Water: the pipe yes, the river no
Water from a burst pipe, a leaking boiler or a broken washing machine connection is usually covered. Not covered is water entering through groundwater through the floor or cellar wall, and neither is flooding because a primary flood defence fails. For that last category there is a separate government arrangement. Rainfall coming in through an open window or a poorly maintained gutter is also a point of dispute with insurers.
Intent, use and the duty to report
Damage you cause deliberately or recklessly is excluded under Article 7:952 of the Dutch Civil Code. If the use of the property changes, for example through room letting, a business at home, building work or a long vacancy, report it; the duty of disclosure when taking out the policy is set out in Article 7:928 of the Dutch Civil Code and the consequences of an incorrect disclosure in Article 7:930 of the Dutch Civil Code. You report a claim as soon as reasonably possible (Article 7:941 of the Dutch Civil Code).
What does your premium depend on?
- Rebuild value — the basis of calculation for the policy
- Construction type and roof covering — brick, timber or thatch
- Year of construction and state of maintenance — older premises, higher risk
- Postcode area — burglary, storm and water risk
- Type of cover — extended or comprehensive
- Excess and extensions — glass, solar panels, outbuildings
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.
Does my kitchen fall under the buildings or the contents?
A fitted kitchen belongs to the buildings, including the worktop, the run of units and the built-in appliances. Loose appliances you take with you when you move fall under the contents. A similar distinction applies to floors: a glued-down or poured floor is buildings, a loose-laid floor is contents. Have this checked so that no gap arises between the two policies.
Are solar panels automatically included?
Not always. With many insurers, panels fixed to the roof are included with the buildings, provided they are included in the rebuild value. Other insurers ask for a separate entry or additional cover. In any case, report the installation, stating its capacity and how it is mounted. Panels on a shed, carport or in a field array more often call for a separate arrangement.
What is the difference between extended and comprehensive cover?
Extended cover names the events that are insured: fire, storm, water, burglary and the like. Comprehensive cover also includes sudden and unforeseen damage where the cause is not on that list, for example drilling through a pipe or a ladder through a window. The exclusions are the same under both forms: settlement, wear and maintenance remain outside the cover under comprehensive too.
Does buildings insurance cover damage to others?
No. As the owner of a building you are liable under Article 6:174 of the Dutch Civil Code for damage arising because the building does not meet the standards that may be expected of it, for example a roof tile coming loose and hitting a parked car. That damage falls under liability insurance, not under the buildings policy.
What if my home is empty for a while?
A vacancy changes the risk, above all for burglary, vandalism and water damage that is only noticed late. Many policies limit the cover after a period of vacancy to fire, storm and explosion alone. So report a vacancy in advance and ask what conditions will apply, for example draining the water supply during the winter.
Read more
Similar pages
- Why buildings insurance (opstalverzekering) protects your biggest asset
- The basics of buildings insurance (opstalverzekering)
- What does buildings insurance (opstalverzekering) do?
- Buildings insurance (opstalverzekering): what is it and what does it cover?
- Buildings insurance (opstalverzekering): rebuild value and exclusions
- Buildings insurance (opstalverzekering) for your own home: what counts as buildings and structures?
- What does buildings insurance (opstalverzekering) cover?
- What is the best buildings insurance (opstalverzekering) for your home?
Also relevant
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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.
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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.