House Inspection Amstelveen
You've booked a viewing, maybe made an offer, and now there's an inspection to arrange. What actually happens when the inspector turns up? This page walks through a house inspection in Amstelveen from the moment we ring the bell to the moment the report lands in your inbox. It's for expats and other buyers who'd like to know what to expect, and it pays special attention to houses that need a lot of work.
Premiumkeur is an independent inspection firm. We only work for buyers and owners. Fred Tokkie, who set it up, was a contractor from 1983 to 2009 and has inspected houses since 2009. Clients give us 4.9 stars from 704 Google reviews and 104 Trustpilot reviews: read them on Trustpilot or on our English-language review page.
☎ Phone 020-7736842 or WhatsApp +31 6 2956 3190 to book. The inspection costs € 499 including VAT for a house up to 800 m³, with € 0.50 added per m³ above that. We're at the house for one to one and a half hours, and the report follows within two working days.
There's a Dutch version too: Bouwkundige keuring Amstelveen (in Dutch). Wondering if you also need a foundation, roof or damp investigation? Have a look at Pre-Purchase Building Survey Amstelveen.
Before we arrive
Usually the seller's agent lets us in. Ask them to make sure the crawl space hatch can be opened. It's usually under a mat in the hall or in a cupboard, and sometimes it's been screwed shut or tiled over. The loft hatch and the meter cupboard should be reachable as well.
If you have drawings, permit documents, an energy label or, for a flat, the VvE paperwork, send them to us beforehand. Make a list of your own questions too. You can book through Contact (in Dutch) or simply ring us.
The first round: the inspector on his own
When we arrive, the inspector first goes round the house alone. That gives him time to look properly without being interrupted. He starts outside, then works through the house from top to bottom, taking photos and notes and measuring as he goes.
You're welcome to be there and look around yourself in the meantime. Some buyers use that time to measure up for furniture.
Below are two videos (in Dutch): 'Building inspection Amstelveen', which shows an inspection in a house here, and 'Technical building inspection Amstelveen', about the technical checks and how they end up in the report.
The second round: together
Then we go round again, with you. The inspector shows you what he found and explains it in English: what it is, whether it's urgent and roughly what it costs. This is the part clients remember. You see the damp patch, the cracked sill or the old boiler with your own eyes, and you can ask about anything.
If the seller is there, that's fine. We'll talk to you, not to them.
Which inspector you'll meet
It'll be one of our own people: Daan, Bo Schreurs, Tim Hollenberg, Dirk Overduin, Mo or Fred Tokkie. Premiumkeur is NHG-recognised and NEN 2767-certified and works to NTA 8060.
After this text you'll find two videos (in Dutch): 'Why Premiumkeur is a professional organisation', about how we run things, and 'Why you are better off choosing Premiumkeur', in which Fred explains why independence matters to a buyer.
What's in the inspector's bag
A moisture meter, for walls, floors and timber. An infrared camera, which shows cold spots, missing insulation and hidden leaks. Levelling instruments to measure how far floors and window sills have dropped. An endoscope camera to look behind panels and into cavities without breaking anything. For crawl spaces we can't get into there's a small crawl space robot with a camera.
And a screwdriver and a couple of small crowbars, because crawl space hatches are often stuck.
Into the crawl space
If the hatch opens and it's safe, the inspector goes right in rather than shining a torch from the opening. Down there he checks the floor beams or concrete floor, the foundation walls, the pipes and drains, the ventilation and whether there's water on the ground. He measures the moisture in the timber.
If the crawl space is flooded or too low, we use the robot or the endoscope and write in the report how much we could see. More on this is on Kruipruimte-inspectie (in Dutch).
Two videos (in Dutch) come next: 'How to recognise a foundation defect', which shows the signs in walls and floors, and 'What a crawl space inspection adds to a building inspection', filmed underneath a house.
Quick report, friendly service
A skilled check with quick delivery of the report. Friendly service and a clear explanation of what needs to be done to the house. Definitely recommended!
Review on Google (translated from Dutch), 5 stars
Short term and longer term
A very thorough and expert inspection in which everything was explained well: what maintenance or replacement you need in the short or longer term.
Review on Google (translated from Dutch), 5 stars
The four photos below show: 1. lead flashings checked during a building inspection; 2. fred Tokkie inspecting a timber pile foundation; 3. central heating boiler checked for its age, service sticker and flue; 4. using an endoscope camera to look for a leak behind a surface.
Who suggested your inspector?
It's worth knowing how the money flows. A Dutch estate agent (makelaar) is normally paid once the sale goes through. An inspector who relies on agents for a lot of work has a stake in that relationship. That's true of your own buying agent's contacts as well, since the buying agent is also paid when the purchase completes.
Because the Dutch system is new to you, going along with your agent's suggestions feels natural. Remember, though, that the agent's fee depends on the sale going through. You can always choose your own inspector, even if the agent or the mortgage adviser recommends a 'partner'.
A few things to ask: Are you paid or sent work by agents or mortgage advisers? Do you go into the crawl space and onto the roof when that's safe? Do you assess the foundation? Will you state your independence in writing? And check the conditions, because a 'global' inspection may leave out more than you'd expect.
Premiumkeur doesn't work with agents or mortgage advisers, pays and receives no referral fees, doesn't recommend repair firms and doesn't inspect for sellers.
Up on the roof
Where it can be done safely, the inspector climbs onto the roof, using a harness if needed. A flat roof gets a close look at the seams, upstands and outlets; a tiled roof at broken or slipped tiles, flashings and the gutter. From the loft he then checks the underside for damp and the state of the roof timbers.
The two videos (in Dutch) after this block are 'How to inspect a roof during a building inspection', about checking a roof safely, and 'Foundation investigation Amstelveen', on how we look at foundations in this area.
Questions worth asking on the day
Which of these defects should I sort out before I move in? What would you do first if this were your house? Is there anything here that needs a specialist before I sign? How long will the roof and the boiler last? Can I take that wall out?
There's no such thing as a silly question. Plenty of our clients are buying their first Dutch house, and the inspector expects to explain things.
Occupied houses and furniture
In a house where people still live, there's furniture, carpet and boxes everywhere. We won't move heavy furniture or lift floor coverings. What we can't see, we write down as not inspected, so you know where the gaps are.
In an empty house we see more, but bear in mind that fresh paint or new plaster can cover old cracks and stains.
The four photos below show: 1. foundation investigation on a house in Amstelveen; 2. inspector investigating cracks to find the cause; 3. gutter checked for leaks, sagging and blocked outlets; 4. damp survey in a cellar, measuring moisture in the walls.
Houses that need a full renovation
Some buyers are looking for a project: a house that hasn't been touched in decades, which they plan to strip and rebuild. Then the question changes from 'what's wrong?' to 'what does the renovation have to include?'. We look harder at the structure, the foundation, the roof, the installations and anything that may contain asbestos, because those decide the budget.
Tell us when you book that it's a renovation project. We'll plan a bit more time and focus the report on what has to be done before the builders start.
The loft, the dormer and roof leaks
In the loft we look at the roof boarding and the purlins, the insulation and any damp patches. Dormers are a common source of leaks and rot, especially at the sides and around the windows. Solar panels on the roof get a check too, as far as we can see how they've been fitted.
These two videos (in Dutch) belong here: 'All about installing solar panels', on what to look out for when panels go on, and 'How to trace leaks at a dormer', where we find the way water gets in.
Time for every question
Daan is really taking the time to look at everything, answering questions and giving tools and advices you need to help you understand what is going on. The inspection and the report trough every step are precise, full and detailed. It's a high quality service, I recommend 100%.
Review on Google, 5 stars
Two inspectors who think along
A very good experience with Premiumkeur! Mo and Bo are absolute stars: friendly, knowledgeable and they really think along with you. They looked at the situation clearly and gave a clear explanation and practical advice that we could use straight away. Absolutely recommended.
Review on Google (translated from Dutch), October 2026, 5 stars
The four photos below show: 1. flat roof checked for drainage, seams and the roof edge; 2. inspector inside the crawl space under the ground floor; 3. inspector in the crawl space checking the floor, pipes and damp levels; 4. old concrete floor slabs checked from the crawl space.
Cracks: which ones matter
Almost every house has cracks. Most are harmless: plaster that shrank, a joint in plasterboard, a gap along a door frame. Others point to settlement or an overloaded beam. On the day, the inspector looks at where the cracks are, which way they run, how wide they are and whether the floors and sills around them are level.
If the cause isn't clear, we can do a separate crack investigation from € 499, and we may advise crack gauges to see whether a crack is still moving.
After we leave: the report
The report reaches you by email within two working days. It's in Dutch, with photos, a condition score for each part of the house, a description of each defect, our advice and a cost estimate. At the front is a summary of costs now, within five years and within five to ten years.
An English translation is € 100. If anything in the report is unclear, you can ring the inspector.
What it costs and how long it takes
€ 499 including VAT for a house up to 800 m³; above that, € 0.50 per m³. With a foundation quick scan (phase 0), from € 898. On site: an hour to an hour and a half for an average house. A large or neglected house can take longer.
Our inspectors speak Dutch and English, not Japanese or Hindi. There is also a short page in Japanese and in Hindi on this site.
When we send you to a specialist
Sometimes the inspection raises a question we can't answer on the day. A crack that might be structural goes to a structural engineer. Suspected asbestos needs an inventory by a certified firm. An installation that looks unsafe needs an electrician to measure it. A hidden leak may need leak detection.
We'll say who you need and whether it should happen before you sign. We don't pass you to particular firms.
Good contact before the visit
5 star service from both Yvon and Dirk. Communication has been excellent even before the inspection took place – recommended!
Review on Google, 5 stars
Further reading
- Building Survey Amstelveen: for British and Irish buyers who know RICS surveys.
- House Survey Amstelveen: the post-war and 1930s houses of Amstelveen, part by part.
- Home Inspection Amstelveen: how Dutch inspections differ from those in North America.
- Pre-Purchase Inspection Amstelveen: planning the inspection around your offer.
- Property Inspection Amstelveen: owners' associations, landlords and other buildings.
- Building Inspection Amstelveen: the overview page in English for Amstelveen.
- Amstelveen knowledge base: fifteen cases from the town, in English.
- Roof inspection knowledge base: what we check on flat and tiled roofs.
- VvE maintenance plan knowledge base: maintenance plans for owners' associations.
- Handover inspection knowledge base: inspecting a new-build home before handover.
Two inspections from our Amstelveen files
Without names or addresses. Amounts are at the price level of the year given.
Family house from 1966, Amstelveen, November 2021
An empty three-storey family house. The owners planned to renovate and asked us to inspect it first.
The crawl space was largely under water, so we could only partly inspect it, and we couldn't rule out concrete rot in the foundation beam (€ 3,500). In the loft there were damp patches where rain was seeping in. The dormer was beyond saving, structurally and in cost terms, with wood rot and leaks around the windows: € 16,000. The electrical installation and the fuse box needed renewing completely, € 5,000 and € 1,200. Total direct costs: € 69,450 (2021). We advised pumping out the crawl space, renewing the pipework there, covering the ground with a layer of shells at least 20 cm thick, and having asbestos removed before the renovation began.
What this shows: with a renovation house the inspection is mostly about the budget, and the crawl space, roof and electrics can take up a large part of it.
Family house of unknown building year, Amstelveen, December 2023
An occupied three-storey family house, not in a VvE. The owners asked for an independent crack investigation.
The cracks were mainly in internal corners, along plasterboard joints, beside window frames and under and next to the timber stairs. In places the plaster had come loose because it had never bonded properly. At the bathroom threshold there was a small damp patch, because the threshold wasn't sealed. Timber trims hadn't been cut loose from the plaster before painting, so the paint cracked along them. Our conclusion: none of it was related to the foundation. We advised cutting out the corners and joints, filling them with acrylic sealant and repainting, redoing the loose plaster, and fitting a properly sealed threshold when the bathroom is renewed.
What this shows: lots of cracks can have ordinary causes, and a proper look can save you a foundation investigation you don't need.
Questions about inspection day
What happens during a house inspection in Amstelveen?
The inspector first goes round on his own, outside and inside, including the roof and the crawl space where possible. Then he walks through the house with you and explains what he found.
How long does the inspection take, and when is the report ready?
One to one and a half hours for a normal house. You'll have the report by email within two working days.
How much does it cost?
€ 499 including VAT for up to 800 m³, then € 0.50 for each extra m³. From € 898 with a foundation quick scan. English translation of the report: € 100.
Do I need to be there?
It's not required, but we recommend it. The walk-through together is where you learn most about the house.
We're expats. Will the inspector speak English?
Yes. All explanations on site can be in English. The report itself is in Dutch, with a translation available.
What should I prepare before the inspection?
Ask the agent to make sure the crawl space hatch, loft hatch and meter cupboard are accessible, and send us any drawings, permits or VvE papers you have.
Can you inspect a house that needs a complete renovation?
Yes. Tell us when booking. We'll focus on structure, foundation, roof, installations and possible asbestos, since those drive the renovation budget.
What if the crawl space is flooded?
We look in with a camera or robot and record what we could and couldn't see. Often the advice is to pump it out and inspect again.
Can I ask the inspector questions after the report arrives?
Yes. Ring the inspector if something isn't clear.
Where you'll find us
We inspect houses in all parts of Amstelveen. We regularly work in Groenelaan, Kostverloren, Middenhoven and the streets around the Oude Dorp, and further out in Bovenkerk and Ouderkerk aan de Amstel. Buyers looking just over the border in Uithoorn can call us as well.
Contact details Premiumkeur Amstelveen
Premiumkeur B.V.
Heiligeweg 30
1012 XR Amsterdam
Phone: 020-7736842
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130
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