Checklist: what to research before you buy a house

The building

• Year of construction and building method: what can you expect in terms of insulation and foundations? See What does the year of construction tell you?
• Energy label (energielabel): which label does the property have, how long is it valid and what will making it more sustainable cost? See the energy label.
• Foundations: has there ever been a survey or repair work? See foundation problems.
• Building survey (bouwkundige keuring): have an independent surveyor assess the condition of the roof, façades, installations and any damp.

Land and rights

• Plot: does the surface area match what you expect? See the cadastral plot.
• Freehold or erfpacht (ground lease): with a ground lease you pay ground rent; ask about the terms and the duration.
• Apartment: request the documents of the owners' association (Vereniging van Eigenaren, VvE), such as the long-term maintenance plan and the reserve fund.

Rules and surroundings

• Permits: were renovations carried out with a permit? See looking up permits.
• Listed building or protected townscape: which rules apply to renovation? See living in a listed building.
• Omgevingsplan (the municipal zoning plan): what may be built in the area?
• Noise, air and climate: see the living environment.

During the viewing

• Look for damp patches, mould and a musty smell, especially in cellars, crawl spaces and bathrooms.
• Watch out for cracks in façades and walls, sticking doors and sloping floors (see foundations).
• Ask about the age of the roof, the central heating boiler or heat pump, the electrical installation and the window frames.
• Ask the seller for the property questionnaire (vragenlijst) and the list of items (lijst van zaken): these set out what the seller knows about defects and what will be left behind.

The offer and the purchase agreement

• Conditions precedent (ontbindende voorwaarden): many buyers include a condition for financing and sometimes for a building survey. Record in the purchase agreement the date until which it applies.
• Cooling-off period (bedenktijd): as a consumer you have a statutory cooling-off period of three days after signing the purchase agreement for a home.
• Valuation (taxatie): a mortgage usually requires a valuation report from a certified valuer.
• Kosten koper (buyer's costs): on top of the purchase price, budget for overdrachtsbelasting (transfer tax), notary fees, valuation and advice, among other things. The rules for transfer tax and the first-time buyer's exemption (startersvrijstelling) can change from year to year; check with the Belastingdienst (the Dutch Tax Administration).

At the notary

The notary draws up the deed of transfer (akte van levering) and has the transfer registered with the Kadaster (the Dutch Land Registry). Before the transfer, the notary checks, among other things, whether any attachments or mortgages are registered against the property. Shortly before the keys are handed over, you can carry out a final inspection to check that the property is as agreed.

A property report brings together the public data for a single address, with a source for each section. It does not replace a building survey, valuation or legal advice.