House Survey Amstelveen
Most people buying in Amstelveen end up looking at the same kind of house: a brick terraced house from the fifties or sixties, three floors, a flat-roofed extension at the back and a garden. Some find a 1930s house in one of the older streets, others a flat in a building with a VvE. This page is about those houses and what a house survey turns up in them. It's meant for expats and anyone else who'd like to know what they're buying before they sign.
We're Premiumkeur, independent building inspectors working for buyers and owners. Fred Tokkie, who started the firm, was a contractor from 1983 to 2009 and has inspected houses since 2009. Our clients rate us 4.9 stars from 704 Google reviews and 104 Trustpilot reviews (see our Trustpilot profile). English-speaking clients have their own collection of reviews.
☎ Call 020-7736842 or WhatsApp +31 6 2956 3190. For € 499 including VAT we survey a house up to 800 m³; above that we add € 0.50 per m³. Plan on an hour to an hour and a half at the house. You'll get the report within two working days.
Prefer Dutch? See Bouwkundige keuring Amstelveen (in Dutch). If you know the British system and want to see how it compares, read Building Survey Amstelveen.
The houses we survey most often here
Large parts of Amstelveen were built after the war, and the terraced and family houses from the 1950s, 60s and 70s are what we see most. They're generally solid, with brick cavity walls and concrete floors, but by now they've had sixty or seventy years of extensions, new windows, insulation and DIY.
Then there are the 1930s houses in the older parts of town, the flats in complexes with a VvE, and the newer neighbourhoods from the nineties onwards. Each has its own weak spots. A house survey looks for the ones that apply to this particular house.
Roof first, crawl space last
We usually start at the top. The inspector looks at the roof covering, the gutters, the flashings and anything built on the roof, then works down through the loft, the bedrooms, the bathroom, the staircase and the living floor. Outside he walks round the facades. The last stop is the kruipruimte, the crawl space under the ground floor, which we go into when it's possible.
On the way he checks the boiler, the meter cupboard and the ventilation, and notes anything that's been added or changed.
Under this block you'll find two videos (in Dutch): 'Building inspection Amstelveen', a walk through a local house with the inspector, and 'Technical building inspection Amstelveen', which covers the technical side, from installations to structure.
Flat roofs, roof extensions and the loft
The back extension and the roof extension (dakopbouw) usually have a flat bitumen roof. That covering lasts something like 20 to 25 years, so on an older extension it's often due. We look at the seams, the edges and the outlets, and check from inside the loft whether water has been coming through.
In the loft we also look at the roof structure. Purlins and rafters are sometimes cut to make room for a roof window or a dormer, and that isn't always done properly. If we have doubts, we'll say so and advise a structural engineer.
The person doing your survey
Your survey is done by one of our own inspectors, such as Daan, Bo Schreurs, Tim Hollenberg, Dirk Overduin, Mo or Fred himself. We're NEN 2767-certified, follow NTA 8060 and are NHG-recognised, which matters if your mortgage comes with the national guarantee.
On site you can ask anything, in English. That's the moment to learn how your future house works.
The next two videos (in Dutch) are 'Why Premiumkeur is a professional organisation', in which we explain how the firm works, and 'Why you are better off choosing Premiumkeur', about the difference an independent inspector makes for a buyer.
Brickwork and pointing
The brick facades of post-war houses hold up well. The pointing, the mortar between the bricks, is another matter. After decades of rain and frost it erodes, and water gets into the wall. Repointing a whole facade is a job for later, but small patches can often be done straight away for not much money.
Other things we look for: cracks at the joint between the house and the extension, white salt deposits low on the wall (a sign of rising damp), and rust stains above windows where a steel lintel is corroding.
Why the crawl space so often lacks air
A crawl space needs ventilation. The vents are small grilles in the facade, just above the ground. In Amstelveen we regularly find them gone. A rear extension has been built over them, or they were pointed over when the cavity walls were insulated. Without air the crawl space gets damp, and damp timber or a concrete floor in a wet space doesn't last.
We measure the moisture content of the timber, look for mould and water on the ground, and check whether a known problem floor might be present, such as the concrete kwaaitaal floor found in some older houses. Our Dutch page Kruipruimte-inspectie (in Dutch) has more detail.
Two videos (in Dutch) follow: 'How to recognise a foundation defect', on the signs you can see yourself, and 'What a crawl space inspection adds to a building inspection', about what we find under the floor.
Careful, even when things got difficult
Communication with this firm is clear, quick and pleasant. Expectations are set out clearly and realistically in advance. The building inspection was carried out professionally and carefully, even under challenging circumstances that were beyond their control, with attention for the client. The report was detailed and gave a lot of insight. Thank you, Daan, for the friendly, knowledgeable and professional service. Absolutely recommended!
Review on Google (translated from Dutch), June 2026, 5 stars
Inspected the day after we called
Was a pleasure dealing with Daan at Premiumkeur. We hired him for a building inspection for an apartment we bought. He was available to inspect the property the day after we contacted him and we received a detailed report 2 days after the inspection. The report was easy to understand with explanations of the priority/urgency of any work we need to do in future and cost estimates for the work. We'll be relying on his report for years to come to make sure we're taking care of our home properly. His rates are reasonable and he is professional.
Review on Google, 5 stars
The four photos below show: 1. inspecting a concrete edge beam of a foundation; 2. inspector looking at the electrical installation and the fuse box; 3. inspector checking a rear extension, where the join with the main house often shows cracks; 4. foundation investigation on a house in Amstelveen.
A word about agents and the surveyors they suggest
In the Netherlands the estate agent (makelaar) normally gets paid when the house is sold. If a surveyor gets a steady stream of jobs through agents, that relationship is worth something to him. Your own buying agent is in a similar position, because their fee also depends on the purchase going ahead.
When the system is new to you, it feels natural to follow your agent's suggestions. Bear in mind that the agent is paid when the sale goes through. You can always bring in a surveyor of your own choosing, whatever 'partner' the agent or mortgage adviser puts forward.
Some questions worth asking any surveyor: Do agents or mortgage advisers send you work or pay you anything? Do you actually go into the crawl space and onto the roof when it's safe? Is the foundation part of your assessment? Can you confirm your independence in writing? It's also worth reading the small print, because a 'global' inspection can come with a lot of exclusions.
Premiumkeur doesn't work with agents or mortgage advisers. We don't pay or accept referral fees, we don't recommend contractors and we never inspect for the seller.
Extensions on soft ground
Amstelveen sits on clay and peat. The main house is usually on piles. A later extension often isn't, and then it can settle on its own. You'll see a crack where the old and new walls meet, a floor that slopes towards the garden, or doors that stick.
If the extension has settled, we can add a foundation quick scan (phase 0) to the survey for a total from € 898. For a bigger concern there's a foundation investigation phase 1 (€ 699 to € 1,499) or phase 2 (from € 3,000).
These two videos (in Dutch) go with this: 'How to inspect a roof during a building inspection' and 'Foundation investigation Amstelveen', the first about checking a roof safely, the second about how we assess foundations locally.
Boiler, heating and ventilation
A gas boiler lasts roughly 12 to 15 years. We note the year of manufacture, look at the flue and check whether it's been serviced. If it's near the end, the report includes a replacement cost so you can plan for it.
We also look at how the house is ventilated. Many post-war houses got new windows and insulation without extra ventilation, which can lead to condensation and mould in bathrooms and bedrooms.
Electrics, water and drains
We check the meter cupboard, the fuse box and the visible wiring. Older houses sometimes still have bits of old, exposed wiring. A survey can't measure the installation. If we're not happy, we'll advise a safety check by an electrician.
Water pipes and drains are mostly hidden, so we look for clues: leak stains, old cast iron, lead pipes, damp near the meter cupboard. A smoke test or camera inspection of the drains is a separate job if we think it's needed.
The four photos below show: 1. facade inspected as part of a foundation investigation; 2. window frames checked for wood rot and paintwork; 3. inspecting a chimney flue; 4. inspecting timber foundation piles in an excavation.
Window frames and glazing
Timber frames on post-war houses have often been replaced by plastic or aluminium ones. Where the timber is still there, we check the sills and the bottom corners for rot and look at the paint. Double glazing that has gone misty has a broken seal and needs a new pane.
Paintwork is one of those things buyers underestimate. Timber needs repainting every six to eight years or so, and on a three-storey house that means scaffolding.
Dormers and solar panels
On many post-war houses the loft became a bedroom with a dormer at the front or back. Dormers leak, usually at the sides or where they meet the tiles, and older ones can have rot in the timber. Solar panels are newer, but we still ask how they were fixed and whether the roof under them was in good order.
You'll find two videos (in Dutch) under this text: 'All about installing solar panels', which explains what goes wrong when panels are fitted, and 'How to trace leaks at a dormer', in which we track a leak to its source.
A realistic snapshot of the house
Recently we purchased a house in Amsterdam and we assigned Fred to do our technical inspection. I cannot recommend enough his service – he was extremely attentive, did a thorough inspection, had a critical eye and noticed every aspect of the house that require work or could result in future investments. Fred is definitely the person you want on your side to help you get a realistic snapshot of the condition of the property. He's also very knowledgeable about different aspects- roof work, foundation, construction work, elevators etc and served as an advisor to us during the whole process.
Review on Google, 5 stars
Getting to know the house
A nice way to get to know your new house. You get a lot of information about the steps to take for maintenance, and also advice and tips on how to keep up with it.
Review on Google (translated from Dutch), October 2026, 5 stars
The four photos below show: 1. inspector in the crawl space checking the floor, pipes and damp levels; 2. damp survey in a cellar, measuring moisture in the walls; 3. inspecting a kwaaitaal concrete floor, a known problem floor in older houses; 4. roof boarding checked for damp and old leaks.
1930s houses: older, and built differently
The 1930s houses in Amstelveen have a lot of charm and a few known issues. Timber ground floors are more common, which makes the crawl space even more important. Some houses from that period have kwaaitaal floors, a type of concrete floor that can deteriorate badly. Wiring, drains and roofs have often been replaced in stages, so you get a mix of old and new.
We pay extra attention to the foundation in these houses, and we'll tell you if a quick scan or further investigation makes sense.
Flats in a VvE building
With a flat you own your apartment and share the rest of the building through the VvE, the owners' association. We survey the flat and as much of the shared building as we can reach. The big costs, such as a roof, facade or foundation, are paid by the VvE, so we also look at the VvE's long-term maintenance plan (MJOP) and how much money is put aside.
What you'll be looking after as an owner
Once you own the house, maintenance is your job. The report gives you a list to work from: repaint the timber every few years, have the boiler serviced yearly, clear the gutters, keep the crawl space vents open and check the flat roof after a storm.
Clients tell us they keep the report for years. It's a sort of manual for the house, with a rough budget for each item.
The report, and what language it's in
The report is in Dutch, with photos, a condition score per part of the house, advice and a cost estimate. Costs are grouped as now, within five years and within five to ten years. An English translation costs € 100.
Our inspectors speak English and Dutch, but not Japanese or Hindi. There is also a short page in Japanese and in Hindi on this site.
Booked us a second time
By now, Fred did the second inspection for us. Very satisfied with his inspections; we would always hire him again! Thorough inspection and knowledgeable, thank you!
Review on Google, 5 stars
More to read in English
- Home Inspection Amstelveen: what an inspector checks and skips, for buyers used to American inspections.
- House Inspection Amstelveen: what to expect on the day, and what to have ready.
- Pre-Purchase Inspection Amstelveen: when to book and how to use the report in your negotiations.
- Property Inspection Amstelveen: surveys for VvEs, investors, landlords and non-residential buildings.
- Pre-Purchase Building Survey Amstelveen: choosing the right extra research for an older house.
- Building Inspection Amstelveen: the starting point for English-speaking clients in Amstelveen.
- Knowledge base for Amstelveen: fifteen local cases, written up in English.
- Crawl space inspection: what we look for under the floor, on our Amsterdam site.
- Roof inspection knowledge base: flat roofs, tiles and leaks explained.
- Handover inspection knowledge base: checking a new-build home before you accept the keys.
Two post-war houses we surveyed
Anonymised cases from our own files. Amounts are at the price level of the year mentioned.
Terraced house from 1958, Amstelveen, August 2026
Three storeys, with a rear extension and a roof extension. The house was empty and not in a VvE. We did a house survey with a foundation risk assessment.
The pointing had eroded in many places: € 275 for the worst spots now and € 3,000 for the longer term. The boiler dated from 2010, past its usual 12 to 15 years, so we put € 2,000 in the longer-term column. In the crawl space the joists measured around 12% moisture, which is dry. But the extension had removed the original ventilation openings at the back. The bed joints and the floor levels pointed to a low foundation risk (class B). We advised local repointing, a boiler service with a check of the flue, and better crawl space ventilation if moisture turned up.
What this shows: an extension can cut off the air to the crawl space, and a house that is perfectly level can still need work on the facade and the installations.
End-of-terrace house from 1960, Amstelveen, June 2025
A three-storey end-of-terrace house, occupied, no VvE. A standard purchase survey.
Looking into the crawl space we saw a lot of white, root-like growth on the concrete floor and the inner walls, probably mould or fungus. We couldn't get in, so the floor type stayed unknown and we couldn't rule out a known problem floor. The vents in the facade had been pointed over, probably when the walls were insulated afterwards. Just above ground level the brickwork showed salt deposits from rising damp. The pointing needed € 1,200 now and € 5,500 later. Direct costs totalled € 5,225 (2025). Our advice: have a specialist look at the growth before signing, improve the ventilation, get a specialist in for the damp facade and repair the pointing.
What this shows: insulating a house afterwards can close off the crawl space vents, with damp as the result.
Questions about a house survey
What does a house survey in Amstelveen cost?
€ 499 including VAT for houses up to 800 m³, plus € 0.50 per extra m³. Adding a foundation quick scan brings it to € 898 or more.
How long is the inspector at the house, and when is the report ready?
Roughly an hour to an hour and a half. The report is emailed within two working days.
We're expats buying our first Dutch house. Is the survey in English?
The inspector explains everything in English during the visit. The written report is Dutch; we translate it into English for € 100.
What goes wrong most in 1960s terraced houses in Amstelveen?
In our experience: worn pointing, flat roofs at the end of their life, old boilers, crawl spaces without enough ventilation and extensions that have settled.
Do you go into the crawl space?
Yes, when the hatch can be opened and it's safe. If we can't get in, the report says so and explains what that means.
Is an extension without piles a problem?
Not always, but on clay and peat it can settle separately from the house. We look for cracks and slopes and may suggest a foundation quick scan.
Can you tell me how much maintenance the house will need in the coming years?
Yes. The report splits costs into now, within five years and five to ten years.
Does the survey cover asbestos?
We point out materials that may contain asbestos. Confirmation needs a lab test by a certified firm.
Is a house from the 1990s worth surveying?
Often yes, for roofs, frames and installations, though the structure is usually fine. Call us and we'll give you an honest answer.
Neighbourhoods we know well
We're often in Westwijk, Bankras-Kostverloren, Keizer Karelpark and Randwijck, with their long rows of post-war houses. We also see plenty of older houses around the Oude Dorp, and we work in Bovenkerk, Aalsmeer and Uithoorn just outside the town.
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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