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Buying an apartment: VvE, division deed and reserve fund

When you buy an apartment, strictly speaking you are not buying a home but an apartment right (appartementsrecht): the right to use part of a building, together with the other owners. They are automatically members of the owners' association (Vereniging van Eigenaren, VvE). How well that VvE functions largely determines how pleasant and affordable living there will be.

Updated · 2 min read

What is a VvE?

The VvE manages the shared parts of the building: the roof, façades, foundations, stairwell, lift and pipework. All owners pay a monthly contribution to the VvE. Major decisions, such as maintenance or sustainability improvements, are taken by the general meeting of members.

The division deed and the regulations

The division deed (splitsingsakte) sets out which part of the building belongs to your apartment, such as a storage room or balcony, and what share of the costs you bear. The division regulations (splitsingsreglement) contain the house rules: what you may change yourself, whether you may let the apartment, and how costs are shared. You can request the deed from the Kadaster (the Dutch Land Registry).

Reserve fund and long-term maintenance plan

Since 1 January 2021, every VvE must set money aside each year for future maintenance. This can be based on a long-term maintenance plan (meerjarenonderhoudsplan, MJOP), which sets out the maintenance needed over at least the next ten years and what it will cost. If the VvE has no MJOP, it must reserve at least 0.5% of the building's rebuilding value each year.

A small reserve fund in an old building may mean that all owners will soon have to pay an extra contribution, for example for a new roof or foundation repairs. So always ask about the size of the reserve and the maintenance plan.

Documents to request

  • The division deed and the division regulations.
  • The house rules (huishoudelijk reglement), if there are any.
  • The minutes of the most recent general meetings: these show which problems and decisions are on the table.
  • The annual accounts and budget, including the balance of the reserve fund.
  • The long-term maintenance plan.
  • The amount of the monthly contribution and whether there are any arrears or ongoing extra levies.

Watch out for a 'dormant' VvE

In small buildings, for example a ground-floor flat with an upstairs flat, the VvE sometimes exists only on paper. No meetings are held and nothing is set aside. This is not legally in order and can lead to disputes and unexpected costs when major maintenance is needed.

The property report shows how many residential units (verblijfsobjecten) the building contains and whether the plot is shared. You obtain the VvE documents themselves from the seller or the estate agent.

Sources

In the property report: Plot

See this for your own address.

Energy label, year of construction, foundation, permits, plot and surroundings of the house you want to buy, in one report. From official sources.

Or browse the sample property report first.

Further reading