Pre-Purchase Building Survey Amstelveen
Before you buy in Amstelveen you'll be asked which survey you want, and the honest answer is that it depends on the house. A 1960s terrace on clay needs different checks from a 1980s family home or a flat in a newer block. This page helps you choose: what the standard survey covers, when to add a foundation, crawl space, roof or damp investigation, and what no survey can see. It's written mainly for expats and others buying in the Netherlands for the first time.
Premiumkeur is an independent firm of building inspectors, based at Heiligeweg 30 in Amsterdam and working across Amstelveen. Fred Tokkie was a contractor from 1983 to 2009 and has inspected houses since 2009. We have 4.9 stars from 704 Google reviews and 104 Trustpilot reviews; read them on Trustpilot or on our page of English reviews.
☎ Phone 020-7736842 or WhatsApp +31 6 2956 3190. The standard pre-purchase survey costs € 499 including VAT up to 800 m³, plus € 0.50 per extra m³. We spend 1 to 1.5 hours at the property, and you have the report within 2 working days.
If you know the RICS surveys from the UK, Building Survey Amstelveen compares the two. For Dutch readers: Bouwkundige keuring Amstelveen (in Dutch).
The standard survey: where everyone starts
In Dutch it's a bouwkundige keuring. We go through the house from the roof to the crawl space and score what we see. Roof, gutters, facades, pointing, window frames, floors, stairs, kitchen, bathroom, the boiler, the electrics as far as we can see them, ventilation and the crawl space. Each defect gets a photo, an explanation and a rough cost. For a lot of houses that's all you need.
Adding checks: a quick rule of thumb
We look at three things: the year the house was built, what you saw at the viewing, and what's on the seller's information form. Cracks or sloping floors point to the foundation. A musty smell or a closed-up crawl space points to damp and the floor. Brown stains on a ceiling point to the roof. When you ring us, tell us what you noticed and we'll say which extra check is worth the money and which isn't.
Below this section are two Dutch films: "Building inspection Amstelveen", filmed during an inspection here, and "Technical building inspection Amstelveen", about the measurements we take (both in Dutch).
Houses from the 1930s
Amstelveen has its share of 1930s houses. They're well built, but they're ninety years old, and many have been altered more than once. Bathrooms get renovated, fuse boxes get replaced and walls go through to the loft. We look closely at what's been changed and by whom. On houses of this age we'd usually add the foundation quick scan.
Post-war terraces from the 1950s to the 1970s
This is the house most people picture in Amstelveen: a three-storey terrace from the 1950s or 1960s, sometimes with an extension or a roof extension added later. Things we often find: concrete gutters with concrete rot, pointing that's worn away, a boiler past its 12 to 15 years, and crawl space vents that were closed when the cavity was insulated. Some houses have kwaaitaal floors, a concrete floor type that can break down in a damp crawl space.
The two films in Dutch after this section are "Why Premiumkeur is a professional organisation" and "Why you are better off choosing Premiumkeur" (both in Dutch).
Houses from the 1980s onwards
A house from the 1980s or 1990s is usually sound in its structure. The money tends to go on paintwork, glazing, ventilation and the installations. A full foundation investigation is rarely needed unless something specific turns up. For a flat in a newer block, the questions are more about the VvE: the condition of the shared roof and frames and what's in the reserve fund.
Foundation: from quick scan to phase 2
On clay and peat, extensions and sheds built without piles can sink, and older houses can have moved over the decades. The foundation quick scan, phase 0, is done on the same visit as the survey, and together they start at € 898. We take level readings of the bed joints in the brickwork and of the floors.
If phase 0 raises questions there's phase 1, from € 699 for an ordinary house up to € 1,499 for larger or more complicated jobs, with archive research and a longer visit. Phase 2 is the excavation next to the foundation, from € 3,000 excluding VAT plus the digging. Any foundation report is a snapshot, not a guarantee for the future.
Two Dutch films follow: "How to recognise a foundation defect" and "What a crawl space inspection adds to a building inspection" (both in Dutch).
Weak spots on the roof
A good experience with Premiumkeur. After a long-standing problem with a leak in our roof, I asked Bo Schreurs to carry out an independent roof inspection. Bo took plenty of time to look properly at the roof and the various connections, and found several concrete points of attention and possible weak spots. The findings were explained clearly during the inspection and then also set out clearly in an extensive report, including photos. Definitely recommended.
Review on Trustpilot (translated from Dutch), August 2026, 5 stars
It had to be independent
I did not really know what condition our roof was in, so I had an independent inspection carried out through Premiumkeur. I absolutely wanted it to be an independent inspection. I am very satisfied with how Premiumkeur did this. After the inspection the inspector took plenty of time to explain everything and answer my questions. He also thought along with my situation. Afterwards I was sent a report with loads of photos and explanation. I could still reach them if I had further questions. All in all, very satisfied.
Review on Trustpilot (translated from Dutch), August 2026, 5 stars
Photos underneath, left to right: 1. using an endoscope camera to look for a leak behind a surface; 2. old concrete floor slabs checked from the crawl space; 3. facade inspected as part of a foundation investigation; 4. gutter checked for leaks, sagging and blocked outlets.
Who chooses your surveyor
Because the Dutch system is new to you, it's natural to take your estate agent's advice. Remember that the estate agent gets paid when the sale goes through. An inspector who depends on agents for a lot of work has an interest in staying on good terms with them. That's a structural conflict of interest, and it's there with your own buying agent too, not only with the seller's.
Pick the surveyor yourself, also when the agent or the mortgage adviser recommends a 'partner'. You're always free to bring your own. Before you book anyone, ask: are you paid by, or sent work by, agents or mortgage advisers? Will you get into the crawl space and onto the roof where it's safe to do so? Do you assess the foundation? Would you put in writing that you work only for me? Then read the small print for a 'global' survey and the list of exclusions.
Premiumkeur doesn't work with estate agents or mortgage advisers. We don't pay or receive referral fees, don't recommend repair firms and never survey on behalf of a seller.
A separate crawl space inspection
The standard survey includes the crawl space if we can get in. When the hatch is missing, the space is flooded or it's full of insulation chips, we can come back for a separate crawl space inspection, from € 499, with a crawl space robot or an endoscope camera where a person can't fit. See crawl space inspection (in Dutch) and, for the foundation phases, foundation investigation (in Dutch).
The Dutch films below this section are "How to inspect a roof during a building inspection" and "Foundation investigation Amstelveen" (both in Dutch).
A roof survey on its own
We go up on the roof during the standard survey when it's safe, using a harness if needed. A separate roof inspection, from € 499, makes sense when you've seen leak stains, when the roof covering looks near the end of its life, or when you want to know before buying whether a dormer or roof extension was built properly. In Dutch: roof inspection (in Dutch).
Damp investigation
Damp shows up as tide marks above the skirting, salt bloom on brickwork, peeling paint or a musty smell. We measure it during every survey. When the readings are high and the cause isn't obvious, a separate damp investigation from € 499 goes further: rising damp, penetrating damp, a leaking pipe or condensation. The cause decides the cost, so it's worth knowing before you sign.
Photos underneath, left to right: 1. inspector checking a rear extension, where the join with the main house often shows cracks; 2. inspector tracing a leak with a moisture meter; 3. inspector at work during a survey of an Amstelveen home; 4. inspecting timber foundation piles in an excavation.
The electrics and earthing
A new fuse box looks reassuring, but it says nothing about the wiring and earthing behind it. We check what's visible: the fuse box, loose wires, sockets in wet areas and earthing points in the bathroom. We don't measure the installation. When we have doubts, we advise a safety inspection by a qualified electrician, and we'll tell you roughly what that costs.
Gas, the boiler and the flue
We note the boiler's age and service history and look at the flue. A boiler usually lasts 12 to 15 years, so one from before about 2012 should be in your budget. For the gas pipes we may advise a pressure test, which is cheap. A missing carbon monoxide detector is a small cost and worth fixing on the first day.
After this section there are two Dutch films, "All about installing solar panels" and "How to trace leaks at a dormer" (both in Dutch).
A straight story after many quotes
Very quick to reply and did an excellent job on creating a report for issues with our roof. After getting told many different prices and stories from contractors it was very helpful to have Bo come in and give us all the information we needed to fix the issues with confidence.
Review on Google, 5 stars
Advice beyond the foundation
Just spoke to Fred such a knowledgeable and great guy who went the extra mile to give me many tips and a lot of useful information regarding my building project not only on foundation research but other parts of my construction project too. I really appreciate this and recommend him to whoever else is confused with their construction plan.
Review on Google, 5 stars
Photos underneath, left to right: 1. house in Amstelveen during a building inspection; 2. inspecting concrete rot (betonrot), where rusting steel cracks the concrete; 3. pre-purchase inspection of a house in Amstelveen; 4. cracks in brickwork caused by subsidence.
Fire safety in a family house
Smoke detectors are required in Dutch homes, and plenty of houses still don't have them. We also look at how fire would spread. A living room that's been opened up to the loft or the stairs leaves no barrier between floors. A fire door with a closer on each floor is advice from us, not a legal requirement for an existing house, and you can decide for yourself.
What no survey can see
We don't open up walls, lift floors or remove fittings. So we can't see wiring buried in plaster, pipes under a tiled floor, the timber piles under the house, or a crawl space we can't get into. Suspected asbestos we can point out, but only a certified asbestos inventory can confirm it. Where we can't see something, the report says so, along with what we'd advise doing about it.
Survey prices at a glance
- Standard pre-purchase survey: € 499 including VAT up to 800 m³, plus € 0.50 per extra m³.
- Survey with foundation quick scan (phase 0): from € 898.
- Foundation investigation phase 1: € 699 to € 1,499.
- Foundation investigation phase 2: from € 3,000.
- Separate crawl space, roof or damp investigation: from € 499.
- Second opinion (contra-expertise): from € 599.
- English translation of the report: € 100.
Booking and the report
We can often come the next working day. The survey takes 1 to 1.5 hours and the report follows within 2 working days. It's in Dutch, and the inspector walks you through the findings in English on the day. Our inspectors speak Dutch and English but not Japanese or Hindi; there is also a short page in Japanese and in Hindi on this site.
Clear about his limits
Advice completely free of charge, honest about his own abilities, clearly states his limits. Absolutely great.
Review on Google (translated from Dutch), 5 stars
Further reading for Amstelveen buyers
- House Survey Amstelveen: post-war terraces and 1930s houses from roof to crawl space.
- Home Inspection Amstelveen: for buyers who know the American way of buying.
- House Inspection Amstelveen: what happens on the day and what to prepare.
- Pre-Purchase Inspection Amstelveen: when to book and how to use the report with the seller.
- Property Inspection Amstelveen: for VvE boards, landlords and other owners.
- Building Inspection Amstelveen: the general English page for Amstelveen.
- Knowledge base Amstelveen: 15 cases from Amstelveen houses and flats.
- Foundation investigation knowledge base: the foundation phases with real examples.
- Roof inspection knowledge base: how we judge a roof and its remaining life.
- Crawl Space Inspection: damp, timber and ventilation under the floor.
- Building inspection knowledge base Amsterdam: a larger set of cases from Amsterdam.
Two older surveys from Amstelveen
Semi-detached house from 1937, Amstelveen, February 2019
A standard pre-purchase survey. The cost overview came to € 1,990 in direct costs, € 6,000 within five years and € 3,500 in five to ten years. The biggest item was the paintwork, which was sloppy and clearly not done by a professional; repainting in about four years was estimated at € 6,000 without scaffolding. The fuse box had recently been renewed, but in the neatly renovated bathroom we doubted the safety earthing, so we advised a safety inspection. We put € 400 down for the electrics, including a fire-resistant finish to the ceiling above the fuse box, and € 90 for a pressure test of the gas pipe. There was an open connection between the living room and the loft floor, and we advised a fire door with a closer on each floor, as advice rather than an obligation. All amounts at 2019 price level.
What this shows: a new fuse box or a smart bathroom tells you nothing about the earthing behind it.
Family house from 1986, Amstelveen, June 2018
The paintwork on the front facade was poor and needed a big paint job very soon: € 3,500. Before that, glazing beads and glazing sealant on some windows had to be done (€ 150), and two windows had leaking double glazing (€ 400). The boiler dated from 2004, with € 1,800 for a new one later. There were loose wires from the fuse box that needed fixing straight away (€ 75), and we advised a safety inspection (€ 175). The shower cabin was worn and its door missing (€ 300). There were no smoke detectors (€ 400). The kitchen was very neglected, and we advised re-laying the drains (€ 150). All at 2018 price level.
What this shows: a house from the 1980s is often fine structurally. The costs sit in paint, glass and installations.
Questions about choosing a survey before you buy
Which survey do I need before buying a house in Amstelveen?
Start with the standard pre-purchase survey. Add the foundation quick scan for older houses or when you see cracks or sloping floors, and a separate crawl space, roof or damp check when the standard survey can't answer the question.
Is a foundation check worth it for a 1960s terraced house?
Often yes, especially with an extension. The soil in Amstelveen is clay and peat, and extensions built without piles can sink. Together with the survey it starts at € 898.
What does a pre-purchase building survey cost?
€ 499 including VAT up to 800 m³, plus € 0.50 per extra m³. Extra investigations start at € 499; phase 1 costs € 699 to € 1,499 and phase 2 starts at € 3,000.
How long is the inspector at the house, and when does the report come?
1 to 1.5 hours on site. The report arrives within 2 working days.
I'm an expat. Will the survey be in English?
On the day, the inspector goes through it all with you in English. The written report is in Dutch; an English translation costs € 100.
Do you test the electrics?
We check what's visible and say when we doubt the earthing. Measuring the installation is a job for an electrician, and we'll advise a safety inspection when it's needed.
Can you tell if there's asbestos in the house?
We can point out materials that may contain asbestos. Only an asbestos inventory by a certified firm can confirm it, and we'd advise one before you sign if it matters for your plans.
What can't a building survey find?
Anything hidden behind finishes, under fixed floors, in a crawl space we can't enter, or below ground like the piles. The report says where we couldn't look.
Is a house from the 1980s lower risk than an older one?
Structurally it usually is. Expect costs in paintwork, glazing, the boiler and the electrics rather than in the foundation.
Can I add a crawl space inspection later?
Yes. If we couldn't get into the crawl space during the survey, we can come back for a separate inspection from € 499.
Areas we survey
We regularly survey 1930s houses in Elsrijk and around the Oude Dorp, post-war terraces in Keizer Karelpark and Randwijck, and newer homes and flats in Waardhuizen and Westwijk. A short drive further and we're in Uithoorn, Aalsmeer or Amsterdam-Buitenveldert.
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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