Rebuild value
- Not the market value
- Not the WOZ value (the Dutch property valuation)
- Guarantee against underinsurance
Who pays for the buildings insurance (opstalverzekering)?
The premium goes with ownership of the bricks and mortar, and that explains why the bill lands somewhere else with a rented home, a flat or a ground lease.
- 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 situation
- 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
The starting point is simple: whoever owns the building bears the risk of losing that building and therefore pays the premium. If you live in a home you own, you are that owner and the payment is collected in your name.
In other arrangements it becomes more indirect. With a tenancy the landlord pays, but the amount is built into the rent; it is not an item that may be charged separately as a service cost. With a flat the association pays out of the contributions, divided according to the fractional shares in the deed of division.
With a sale, a ground lease and joint ownership there is a further layer: who pays the premium is then not always the person named on the policy.
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Who pays for the buildings insurance?
The structure of the cover in three parts, with an overview per situation below.
What is included
Everything permanently attached to the building.
- Building and installations
- Outbuildings
- Boundary fences
Extensions
What is excluded as standard.
- Glass
- Garden landscaping
- Inherent defect and foundations
What is covered
| Situation | Standard | With extension |
|---|---|---|
| Fire, smoke and lightning strike | Yes | Yes |
| Storm from force 7 upwards | Yes | Yes |
| Water damage from a burst pipe | Yes | Yes |
| Glass breakage | Sometimes | Yes |
| Groundwater coming through the floor | No | No |
| Wear and deferred maintenance | 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 building. The sum on which the premium is calculated, regardless of who receives the bill.
- Payment term. Annual payment is usually cheaper than paying monthly or quarterly.
- Excess chosen. What you bear yourself when you claim brings down the premium you pay.
- Package discount. Several policies with the same company can affect the premium.
- Use of the premises. Owner occupation, letting or business use lead to a different rate.
- Construction type and state of repair. The construction, roof covering and condition of the installations count in the rate.
Insurers weigh these details differently. That is where your saving is.
How we arrange it
- You request a quoteWe take stock of your situation, your risk and your 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.
Owner-occupier with a mortgage
The premium is not part of your monthly payment to the lender. You take out the policy yourself and pay it yourself. The mortgage holder is noted on the policy schedule as an interested party, so that a payment for major damage does not bypass them. If you do not pay the premium, the cover can be suspended and that is a breach of your mortgage conditions. So keep the payments running.
A rented home: the landlord pays
Buildings insurance protects the landlord's property and is therefore at their expense. They factor those costs into the rent, but may not charge them alongside the rent as a separate service cost item. What the tenant pays for is their own home contents insurance and cover for tenant's interest: the kitchen or bathroom they had installed at their own expense.
A flat: out of the VvE contribution
The association is the policyholder and pays the premium out of the joint contributions. Your share follows from the fractional share in the deed of division, so a larger flat bears a larger part. The excess is separate from this: many associations pass it on to the owner in whose private part the damage arose. If you let the flat, the contribution remains your obligation, not your tenant's.
With a sale, a ground lease and co-ownership
If you transfer the home, the insurance passes under Article 7:948 of the Dutch Civil Code to the new owner, unless they or the insurer cancels it. The notary settles the premium paid in advance in the completion statement. With a ground lease or a right of superficies you own the building and pay the premium, unless the deed provides otherwise. With two owners, the insurer looks to the policyholder.
Frequently asked questions
This is what people ask us most.
As a tenant, do I contribute to the buildings insurance?
Indirectly, through the rent. The landlord insures their own property and builds those costs into what you pay monthly, but may not charge you the premium as a separate service cost item. If you see that item listed separately on your statement, ask for it to be substantiated; service costs should concern supplies and services you actually use.
Is the premium part of my mortgage payments?
No. You take out the buildings insurance yourself and pay it directly to the insurer. The lender does require the policy to exist and has itself noted on the policy schedule as an interested party, so that a payment for major damage also accrues to them. If you stop paying, the cover can lapse and that affects your mortgage conditions.
Who pays the premium after the home is sold?
You do until the transfer, and the new owner after that. Under Article 7:948 of the Dutch Civil Code the insurance passes by operation of law to whoever acquires the interest, unless they or the insurer cancels the policy within the statutory period. The notary settles the premium you paid in advance in the final completion statement.
Who pays with co-ownership or after a divorce?
The insurer looks to the policyholder on the policy schedule. That person is answerable for the premium, even if you agreed something else between yourselves. If one of you stays in the home while both are owners, keep both names on the policy until the ownership position has changed. Arrange the division between you in the settlement agreement.
Every situation is different. For these situations we have a separate page.
- Compare buildings insurance (opstalverzekering)The main page
- Who takes out the buildings insurance (opstalverzekering)?Owner, VvE, ground lease
- Is buildings insurance (opstalverzekering) compulsory?Not by law, but by contract, VvE
- Buildings insurance (opstalverzekering) for a rented homeThe landlord insures, tenant's interest, contents
- The excess on buildings insurance (opstalverzekering)Per event, storm, choice
- Buildings insurance (opstalverzekering) for an apartment blockVvE, rebuild value, mixed use
- Reporting a claim on your buildings insurance (opstalverzekering)Limiting, photographing, reporting
- Buildings insurance (opstalverzekering) for let premisesTenant's use, loss of rent, reporting
- Buildings or fire insurance: the differenceOld term, wider cover ·. What is included
Read more
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.