Buildings with letting as the stated use
- On a rebuild value basis
- The type of letting is stated
- No argument about Article 7:930 DCC
- Name outbuildings separately
Reporting the letting · loss of rent · Article 7:930 DCC
Why buildings insurance (opstalverzekering) is essential for the home you let
A let home falls outside ordinary buildings insurance. Anyone who discovers that only after a fire is left with a property without cover and without rental income.
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- 9.5 customer rating for a new policy
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- Personal 072 - 509 24 56, weekdays 9–17
Deze pagina in het Nederlands: Waarom een opstalverzekering voor uw verhuurde woning onmisbaar is.
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 situation
- We arrange the switch, including cancellation
A premium indication, not personal advice. Prefer to talk it through? Call 072 - 509 24 56.
In brief
The essence is simple: a personal buildings insurance does not cover letting. The policy was accepted on the basis of occupation by the owner. If a tenant lives there, the risk is different: more intensive use, less supervision on your part, and a cause of loss you have no grip on. That is why insurers ask explicitly about the use and state the permitted use on the policy schedule.
Letting that you do not declare is not an administrative slip. Article 7:928 of the Dutch Civil Code requires you to disclose everything relevant to the assessment of the risk when you take out the policy. If it emerges afterwards that you concealed the letting, Article 7:930 of the Dutch Civil Code allows the insurer to reduce payment in proportion to the premium you would have paid had you given the correct details, or to refuse it entirely if it would not then have accepted the risk. That applies even where the damage has nothing to do with the letting.
Buildings insurance (opstalverzekering) for let homes solves that, and adds two things you need as a landlord: cover for your owner's interest and cover for loss of rent for as long as the property is uninhabitable after a covered claim.
What the landlord policy arranges in addition
Three elements that a personal buildings policy does not offer.
Loss of rent
Payment for lost rent for as long as the home is uninhabitable.
- Only after a covered claim
- For a period stated in the policy
- Not for vacancy caused by the market
- A percentage or an amount per month
Owner's interest
The items that belong to you and stay in the home.
- Kitchen, bathroom fittings, fixed flooring
- White goods with furnished letting
- Apart from the tenant's improvements
- The tenant's home contents fall outside it
What is covered
| Situation | Private buildings | Buildings, let property |
|---|---|---|
| Fire damage in a home you let | No | Yes |
| Storm and water damage to the let property | No | Yes |
| Rent lost during the repairs | No | Provided that |
| Owner's interest such as the kitchen and bathroom fittings | No | Yes |
| Vandalism by the occupant | No | Provided that |
| Damage caused by a cannabis plantation in the property | No | No |
Which limits, periods and exclusions apply to you is set out in the policy conditions and the insurance card (verzekeringskaart) that you receive before you take out cover.
Four reasons to arrange this in advance
Why delay costs more with a let home than with a home you occupy yourself.
The duty of disclosure applies to every claim
Anyone who fails to report letting loses more than cover for letting-related damage. Article 7:930 of the Dutch Civil Code concerns the payment as a whole: the insurer may reduce or refuse it, even for storm damage that has nothing to do with the tenant. So report not only that you let, but also to whom and in what form: letting to a family, letting by the room, letting to migrant workers or short-term letting are different risks for the insurer.
Without loss of rent cover, your income stops but your mortgage does not
After a fire or a major leak, the home is unusable for months. The buildings policy pays for the repairs, but the rent you miss is a separate cover. Loss of rent pays that income for a period stated in the policy. Note the limit: cover applies only if the cause itself is covered. If the home stands empty because you cannot find a tenant or because you are carrying out building work, that is not included.
Vacancy between tenants is a change of risk
As soon as the home is unoccupied, the risk changes. Policies have a vacancy clause: after the stated period, cover falls back to fire, storm and lightning strike, and cover for burglary, vandalism and water damage lapses. In the case of a long period of vacancy without notification, the insurer can restrict cover further. Report a period of sale or building work as well; insurers then set requirements for locks, supervision and draining the water pipes.
What the policy does not cover, even when letting
A landlord policy is no guarantee against a bad tenant. The following generally remain excluded: damage caused by the tenant and vandalism by occupants, damage caused by illegal use such as a cannabis farm, and damage arising from deferred maintenance, wood rot or wear. Subsidence and foundation damage also remain outside cover, and intent or recklessness is excluded under Article 7:952 of the Dutch Civil Code. For damage caused by tenants, the deposit and tenancy law are your instruments.
What does your premium depend on?
- Rebuild value — the basis for calculating the buildings cover
- Type of letting — a family, rooms or short stays
- Number of residential units — one home or a divided property
- Construction type and year of construction — and standard of maintenance
- Postcode area — burglary, storm and water risk
- Loss of rent and excess — chosen period and amount
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.
What happens if I do not report the letting?
The insurer can rely on Article 7:930 of the Dutch Civil Code when you claim. If you would have paid a higher premium had you given the correct details, payment is reduced proportionally. If the insurer would not have accepted the risk at all, payment lapses. That applies even where the damage has nothing to do with the letting, for example storm or lightning damage.
Does the policy cover damage the tenant causes?
On many policies it does not, or only as an additional cover. Vandalism by occupants and their visitors is generally excluded, as is damage from illegal use of the property. Recourse against the tenant runs through tenancy law and the deposit, and sometimes through their liability insurance. Ask in advance whether tenant vandalism can be included and on what conditions.
How long does loss of rent cover run?
That is stated in the policy and differs from insurer to insurer; it is often a period expressed in months and a percentage of the annual rent. Cover only starts when a covered claim makes the home uninhabitable, and ends as soon as it can be repaired, even if you do not yet have a new tenant. Vacancy caused by market conditions or by your own building work is not included.
Who insures the contents of the let home?
The tenant insures their own home contents and their tenant's improvements: the improvements they have made themselves. What belongs to you and stays behind, such as the kitchen, bathroom fittings and fixed floor coverings, you insure as owner's interest. Record the division in the tenancy agreement and in an inventory report at the start, so that after a loss it is clear who claims for what.
Am I liable for injury to my tenant?
As possessor of the building you are strictly liable under Article 6:174 of the Dutch Civil Code where the building does not meet the standards that may be expected of it. A collapsing staircase or a loose balcony railing is enough; fault is not required. Your personal liability insurance (AVP) generally does not cover this where the property is let, so property owners' liability insurance is needed.
Read more
Within Insuring a home that you let
- Insuring a home that you letthe main page
- Verzekering verhuurder woning
- De opstalverzekering voor verhuurde woningen alle mogelijkheden bij finass verzekert
- De voordelen van een verhuurverzekering voor je tweede huis
- Verzekeringen verhuurder
- Opstalverzekering voor verhuurde woningen alles wat je moet weten
- Een verzekering voor je tweede huis wat moet je weten
Similar pages
- Buildings insurance (opstalverzekering) for let homes
- Buildings insurance (opstalverzekering) for let homes: all you need to know
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Also relevant
Insuring a let home?
Request a quote without obligation; we put the type of letting on the policy and compare the exclusions.
Prefer to call? 072 - 509 24 56, weekdays 09:00–17:00.
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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.
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.