Building survey: what is it and do you need one?

What is a building survey?

In a building survey, also called a bouwtechnische keuring, a building surveyor inspects the home from roof to crawl space. You receive a report on the condition of each component, the defects found and an estimate of the cost of repairing them, split into immediately necessary maintenance and maintenance in the longer term.

What is checked?

• Roof: roof covering, tiles, gutters, chimney and the roof structure.
• Façades: brickwork, pointing, cracks and signs of subsidence.
• Frames, windows and doors: wood rot, glazing and paintwork.
• Crawl space: damp, ventilation, floor structure and visible parts of the foundations.
• Installations: central heating boiler or heat pump, electrics, water, gas and ventilation, as far as can be assessed visually.
• Interior: floors, walls, ceilings, stairs, bathroom and kitchen.
• Suspected asbestos-containing materials. A surveyor can flag these, but certainty requires an asbestos inventory survey. See asbestos in the home.

What a survey does not do

• A building survey is a visual inspection. Nothing is demolished or opened up.
• The foundations themselves are underground. If in doubt, a separate foundation survey is needed.
• Installations are not measured and tested as they would be in an official gas or electrical inspection.
• The report says nothing about permits or regulations; you need to look those up separately. See looking up permits.

When is a survey advisable?

A survey is not compulsory, but in almost every case it is a small expense compared with the purchase price and the potential repair costs. It is particularly advisable for:

• Homes built before 1990: think of older installations, limited insulation and possible asbestos. See what the year of construction tells you.
• Signs of damp, cracks or sloping floors during the viewing.
• Homes in areas with foundation risks. See foundation problems.
• A listed building (monument) or a home that has undergone major renovations in the past.
• Doubts about the asking price: the cost estimate is strong support for a lower offer.

Before or after your offer?

There are two common routes. You have the survey carried out before you make an offer, so you can factor the findings straight into your offer. Or you make an offer subject to a building survey: if the repair costs turn out to exceed an agreed amount, you can dissolve the purchase. See conditions precedent. In a busy market, a survey before the offer is often the only option.

How much does a building survey cost?

The price depends on the type and size of the home and on what you have inspected. For an ordinary single-family home, expect a few hundred euros. Ask in advance what is included in the price, for example whether a cost estimate and an on-site explanation are included, and choose a certified surveyor with no interest in the sale.

Using the report

• Negotiating: use the cost estimate to support your offer or to ask for a price reduction. See how much to offer on a house.
• Mortgage: a survey report can sometimes show which improvements are needed, which you may be able to include in your mortgage. Ask your adviser about the options.
• Planning: the report makes a handy maintenance plan for the first few years after purchase.

Through our partner you can request a building survey without obligation. The property report gives you the year of construction, the energy label and the foundation risks in advance, so you know what the surveyor should pay extra attention to.