Foundation Inspection Amsterdam
Thinking of buying an old house or flat in Amsterdam? Then the foundation is the part you can’t see and can’t easily fix. Most of the city’s older buildings stand on timber piles, and a foundation inspection tells you how those piles and the building above them are holding up. Call our Amsterdam foundation team on 020-7736842 or email premiumkeur@gmail.com, and you’ll usually have an answer within days.
We wrote this page for expats and international buyers. The Dutch buying process moves fast, the paperwork is in Dutch and the foundation is rarely discussed in plain terms. Here you’ll find what we check, what it costs, what the Dutch words mean and what other buyers ran into.
Our clients give us an average of 4.9 stars from 704 Google reviews and 104 Trustpilot reviews. You can read all of the Premiumkeur reviews on Trustpilot. We are NEN 2767 certified and NHG-recognised, and our inspectors work to the KCAF guidelines (KCAF is the Dutch centre of expertise on foundation problems). On site the inspector talks you through the findings in English. Our reports are written in Dutch as standard, and an English translation of the report costs € 100 extra.
We offer three kinds of foundation investigation (funderingsonderzoek):
- Phase 0, the foundation risk survey. We do it during the building inspection, so on the day itself you know roughly how the foundation of the house you want to buy is doing. Our inspectors know Amsterdam’s building styles and soil, and you need that to judge a foundation risk properly.
- Phase 1. A much more detailed foundation survey, with measurements on several storeys and, if you want it, research in the municipal archive.
- Phase 2. The timber pile foundation is dug out so the piles can be inspected up close.
Want to read up first on timber piles, phases 0 to 2, monitoring bolts and repair costs? Our foundation investigation Amsterdam knowledge base covers it all in English. The original Dutch version of this page is Funderingsonderzoek Amsterdam (in Dutch).
What a foundation inspection costs in Amsterdam
A phase 0 foundation risk survey costs € 399 including VAT when we do it together with a building inspection, which brings the total to € 898 or more depending on the size of the house.
A phase 1 foundation survey costs € 699 to € 1,499 including VAT, depending on how deep we go. We often use the lighter version as a first look, for example when an owner is thinking about splitting a building into flats. Research in the municipal archive (drawings, earlier foundation reports) can be added for an extra fee; ask us about the terms.
A phase 2 foundation investigation costs from € 3,000. It can come out higher if the City of Amsterdam asks for wood samples from the piles. Those samples go to a laboratory and we pass that cost on to you. Phase 2 follows the KCAF guideline, a uniform method for inspecting and rating timber pile foundations, and it’s compulsory if you want to split a property in Amsterdam.
Prefer to watch first? Our Premiumkeur YouTube channel has videos of real foundation checks, most of them in Dutch.
Foundation inspection, structural survey or subsidence report and what the terms mean here
Buyers from abroad search with the words they know from home, and those words don’t map neatly onto the Dutch system. So here’s how they compare.
The British terms: structural survey, subsidence survey and trial pit
In the UK you’d probably order a structural survey, or a subsidence survey when cracks have already shown up, and you’d get a subsidence report or a structural engineer’s report back. If the engineer wants to see what’s under the house, a trial pit investigation follows: a hole next to the wall down to the footings. Our phase 2 is the Dutch version of that trial pit, only deeper, because the timber piles here sit two to three metres below floor level.
The American terms: foundation inspection and foundation evaluation
Americans tend to say foundation inspection, foundation evaluation or foundation assessment, and sometimes structural inspection. In the US that’s often a visual check by a structural engineer, sometimes followed by a foundation repair inspection after the work is done. Here the visual part is only the start. What matters most in Amsterdam is measuring how far the building has tilted and how fast it is still sinking.
What you actually get from us
Phase 0 is a quick scan (funderingsrisico-onderzoek) during the building inspection: floor levels, mortar joints in the facade, cracks and the neighbouring buildings. Phase 1 is a full foundation survey above ground with measurements on more storeys and, if you want it, archive research. Phase 2 is the foundation investigation with digging, close to what the British call a trial pit. All our building inspections follow NTA 8060, the Dutch standard for building inspections. Did the agent give you a foundation report and do you doubt it? We can do a second opinion (contra-expertise) on it.
Foundation label, codes and bolt data are indications, not certainty
Before or during a purchase you’ll often be handed something about the foundation: a label in the valuation report, an old code, a sheet of monitoring bolt readings. All three are useful, and none of them tells you for sure how the piles under this one house are doing. Information supplied by the seller or the seller’s agent is a starting point, not a check; have it verified by your own independent inspector.
Foundation label A to E in the valuation report
Since 1 April 2026 a foundation label has been a required part of the Dutch valuation report (taxatierapport). It’s a foundation rating A is the lowest risk and E the highest. The valuer sets it from what can be seen from the street and from data sources such as maps of the area. Nobody digs, and often nobody measures inside. So a house in a street rated B can still have one sunken corner, and a C can turn out fine once you measure.
Foundation codes 1 to 4
An older foundation code (funderingscode) comes from an earlier phase 2 investigation. It was accurate on the day the piles were dug out, but that day may be ten or twenty years ago, and timber piles keep ageing. A code 2 from 2008 is a fact about 2008. You can read how the codes work on our page foundation code Amsterdam (in Dutch).
Monitoring bolt data
Readings from monitoring bolts look precise, and they are, for the points that were measured. In many Amsterdam houses the bolts sit only on the front facade, while the trouble is at the back or along a party wall. Data more than about ten years old says little about the rate of subsidence today.
What gives you more certainty
Have your own independent foundation investigation done during the purchase. The best first step is a quick scan (phase 0) with the building inspection. It isn’t 100% certainty either: it measures the effects above ground and can’t see the piles. If it raises doubts, phase 1 gives you more certainty and phase 2, digging down to the piles, gives you the most.
Already holding a label, a foundation report or bolt readings? Email them to us. We’ll read them and give you free, independent advice on what they do and don’t tell you.
Why you can rely on our foundation advice
- Experience. Our inspectors crawl under the floors and climb onto the roofs themselves. They know Amsterdam’s building styles, its soft soil and timber pile foundations from practice. Founder Fred Tokkie worked as a contractor for 26 years, from 1983 until 2009, and switched to inspecting houses in 2009.
- Training and recognition. Premiumkeur is NHG-recognised and NEN 2767 certified, and we work to NTA 8060. For foundation surveys we use our own equipment for floor levelling and mortar-joint measurements.
- Reviews. 4.9 stars on Google and Trustpilot. Several of those reviews are further down this page, translated from Dutch.
- Independence. We don’t work with estate agents or contractors. We gain nothing from the sale going through or from repair work, so you get a straight answer about the foundation.
How our foundation inspectors are trained
Our inspectors are trained as integral foundation inspectors (IFI) and integral home inspectors (IWI), and they have completed the KCAF course on timber pile foundations. Because we don’t work with agents or contractors, there’s no conflict of interest in the advice you get. The foundation report we write for you is yours. We never share it with anyone without your permission.
Quick clarity on the house you want to buy
Our office is in the centre of Amsterdam and we know the city well. We can often do a foundation inspection within a day, which matters when you’ve only got a few days to decide.
For buyers the usual route is the phase 0 quick scan during the building inspection. If you already own a house in Amsterdam and you’re worried about the foundation, phase 1 is the better start, followed by phase 2 if the measurements call for it.
Foundation damage doesn’t always come up when a house is sold. The Dutch consumer programme Radar reported on exactly that: damage that was known but not mentioned at the sale. That’s one more reason to have your own inspector look at it. Everything we write for you stays confidential.
Phase 2 and the inspection pit
In a phase 2 investigation we dig down to the timber piles so we can see them. It’s the most reliable way to judge a pile foundation, and the most disruptive. We need a pit of about 2.5 by 2.5 metres in the living room or the cellar, and it’s usually 2 to 3 metres deep because that’s where the foundation is. That means close to 10 cubic metres of soil and rubble inside the house for a while. Don’t book it lightly, and don’t book it for a house you haven’t bought yet unless the seller agrees.
Measuring how fast a house is sinking
A single measurement shows how far a house has tilted over its whole life. It can’t tell you the speed of movement today. That’s what monitoring bolts (meetbouten) are for.
The bearing capacity of an old foundation usually drops slowly, so most houses settle slowly too. In our experience the average in Amsterdam is about 1.5 mm a year, which is modest. Foundation settlement of more than 2.5 to 3 mm a year is a reason for concern.
Bolts cost far less than repeated foundation investigations and they work. We fit them, measure them against a fixed reference point and then re-measure once a year, to tenths of a millimetre. Fitting monitoring bolts costs € 1,179 including VAT, usually for about eight bolts. Buying a house that already has bolts in the facade? Ask us to re-measure them. Fresh data says more about the foundation than an old report.
The price of foundation repair in Amsterdam
- Foundation repair in Amsterdam costs from € 2,500 per square metre.
- After new foundations the house usually needs a full renovation, from € 3,000 per m² for a standard renovation.
- Drawings, permits and an architect come to about € 10,000 on average.
- If the soil under the house turns out to be badly polluted, that can easily add € 30,000.
- From start to finish, foundation repair including the renovation takes at least 8 to 12 months.
- Building a basement in Amsterdam costs from € 3,500 per m², not counting fitting it out.
- An extension in Amsterdam costs from € 60,000.
Splitting a building and what the council asks for
If you want to split a house into separate flats, the City of Amsterdam requires a phase 2 foundation investigation. It costs from € 3,000, but that doesn’t include the digging. We hire an outside firm for that, and the digging alone usually comes to between € 4,000 and € 8,000. The inspection pit goes inside the house and does a fair bit of damage to the interior.
Only this investigation can give a building an official foundation code. We write up the findings in a foundation report that can be shared with the council, and that report is a required part of the application for a splitting permit (splitsingsvergunning).
When it makes sense to call us
- You’re buying a house in Amsterdam and want to know about the foundation straight away.
- You want to split a property. Then a phase 2 investigation is compulsory.
- You want monitoring bolts fitted or need help reading the data. See monitoring bolts in Amsterdam (in Dutch).
- The neighbours plan to renew their foundation and you want an independent second opinion.
- You see cracks all over the house and doors and windows have started to stick.
- You want a baseline measurement (nulmeting) before building work starts nearby.
Building inspection with a foundation survey
A few weeks ago my boyfriend and I got in touch with Fred Tokkie. Because the housing market was so overheated, we were advised to make an offer without a building inspection.
Our knowledge of buildings is minimal, like that of many buyers, so after our offer was accepted we still didn’t feel good about it. What if something was wrong with the foundation, or there were other defects we had no idea about? So before signing the purchase contract we contacted Fred. Fred knows his stuff and, not unimportant, he’s independent! He came with us to look at the house and urged us not to buy it. Based on his expert advice he said he expected big problems with the foundation. Something that could run into tens of thousands of euros.
Even though we were very disappointed, we’re extremely grateful to Fred! He really kept us from making a big mistake. When we buy our next house we’ll definitely call him in again!
Customer review (translated from Dutch)
Call Premiumkeur for an independent foundation survey
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.
Customer review, written in English
At Premiumkeur the client comes first
Fred Tokkie is an honest, reliable and knowledgeable man. He’s also someone who puts his client’s interests first, responds quickly and explains everything well. He really took the time for me and gave me good, expert advice about the foundation of my home.
Customer review (translated from Dutch)
Foundation survey for a listed building
Because we were buying a national monument (rijksmonument) in Amsterdam-Centrum, we were looking for a specialist for a building inspection including a phase 0 foundation risk survey. After comparing several providers it became clear to us that Premiumkeur uses extra measuring instruments for foundation investigation, at competitive prices. Fred was quick and clear in his communication and available straight away.
During the building inspection it soon became clear that Fred is bursting with experience and gives completely independent advice. Thanks to the professional advice and the report, which arrived the next day, we bought the house with confidence. Fred, thanks again!
Customer review (translated from Dutch)
Why a foundation inspection matters so much in Amsterdam
Amsterdam is known as a city with foundation problems, and with good reason. Most of its older houses stand on wooden piles, and those piles don’t last forever. In our experience timber piles last about 90 years on average, but a lot can shorten that: a low groundwater level, bacteria, a leaking main sewer or a pile that carries too much load.
Walk through a house at the first viewing and feel the floors slope? That’s often a sign of trouble with the foundation. But floor joists affected by wood rot can make a timber floor slope too, and people mix the two up all the time. Rotten joists are expensive, though nowhere near as expensive as new foundations.
So take your own foundation expert along when you buy in Amsterdam. An agent’s listing is written to sell the house, and repairing a foundation easily costs € 100,000 to € 300,000.
Foundation problems in Amsterdam-Zuid, De Pijp and the centre
In Amsterdam-Zuid, especially the Museumkwartier, in De Pijp and in the centre there are many houses with foundation problems. In streets such as the Valeriusstraat, Van Breestraat, Vossiusstraat, Van Eeghenstraat and Willemsparkweg we’ve seen quite a few houses with poor foundations.
Under Dutch law the seller has a duty to disclose known defects (mededelingsplicht), and the buyer has a duty to investigate (onderzoeksplicht). In practice that means you can’t rely on what you’re told; you need your own findings. Houses in this part of town are expensive. If you’re paying top price, the last thing you want is to renew the foundation a few years later.
Many houses in Amsterdam-Zuid have a semi-basement (souterrain). If its floor leaks, the cause is often a foundation defect. You may be shown reports from damp-proofing companies saying the basement can easily be made watertight. Read their guarantees closely. From experience we can tell you old basements can never be made 100% watertight, which is why new basements are built with concrete at least 35 to 40 cm thick. Cycle through the Museumkwartier and you’ll nearly always pass a builder repairing a foundation or digging a new basement.
Timber piles and pile rot in Amsterdam
Until around 1970 most Dutch houses in the western part of the country were built on wooden piles. In Amsterdam you’ll mainly find two types. The Amsterdam pile foundation has two piles side by side under the wall, with a cross beam (kesp) on the pile heads carrying the timber and brickwork. The Rotterdam pile foundation has a single row of piles under the wall. Some houses have concrete foundation beams on wooden piles.
Pile rot is the general term for wood losing its strength. In Amsterdam we mainly see bacterial decay, which goes on even under water, and rot at the pile heads, where the top of the pile and the cross beam break down. A third problem is piles that were driven too short: they never reached the firm sand layer and sink along with the soft soil. Piles drying out because the groundwater drops (droogstand) is less common here, as the water table in most of the city is fairly high.
A timber pile inspection is only possible in phase 2, when the piles are dug out. Phase 0 and phase 1 look at the effects above ground: how much the building has tilted, and whether that fits with normal settlement or points to subsidence.
Why you should pick an independent inspector yourself
Most expats don’t know the Dutch buying process yet, so they lean on their estate agent for a lot: the inspector, the mortgage adviser, sometimes the notary. When a system is new to you, following your agent’s suggestions feels like the obvious thing to do. Just remember that an agent normally gets paid only once the sale is completed. That goes for the buying agent as well as the selling agent. On the other side, an inspector who relies on agents for many of their jobs has every reason to keep those agents happy. That’s a structural conflict of interest, not a comment on any one person.
You’re free to bring your own inspector, even when an agent or mortgage adviser suggests a name or calls someone their “partner”. Before you book anyone, ask them:
- Do estate agents or mortgage advisers send you work, or pay you anything?
- Do you actually go into the crawl space, and up onto the roof when that can be done safely?
- Is the foundation part of your inspection?
- Will you put your independence in writing?
Also read the terms and conditions. Some inspections are described as “general” (globaal), or exclude parts such as the foundation, the crawl space and the roof.
About us, plainly: we have no ties with estate agents or mortgage advisers, no referral fees go either way, we don’t recommend repair firms and we never inspect on behalf of a seller.
Advice an owners association kept coming back for
Fred Tokkie has exceptional building expertise and really excels in his field. He has a sharp eye for defects and problems that others might miss. What really sets Fred apart is his ability to explain complex technical information in a way that’s easy to follow. He took the time to answer all my questions and gave me the confidence to make well-considered decisions about my home.
His professionalism and dedication have convinced us (me and our VvE) time and again, since 2016, not to consider anyone other than Premiumkeur. I highly recommend Fred to anyone looking for a reliable professional in building inspections. My sincere thanks for your invaluable contribution to a recent case, which meant we didn’t suffer any financial loss.
Customer review (translated from Dutch)
Signs of foundation problems in a house
You don’t need instruments to spot the first warning signs. Look for foundation cracks in the brickwork, especially diagonal ones above windows and doors. Doors and windows that stick or no longer close are another one, as is a facade that leans or a horizontal mortar joint that runs visibly downhill. Compare the house with its neighbours too: a clear difference in lean, or an extension pulling away from the main house, says a lot.
Sloping floors are the sign buyers notice first. One sloping floor can have another cause, such as rot in the joists. When the floors on several storeys slope the same way, a sinking foundation becomes the more likely explanation. That’s why we measure more than one storey: floors that were levelled during a renovation can hide part of the tilt.
Foundation repair found, price down by € 75,000
Fred Tokkie is a committed professional with a heart for his work. He did the building inspection for us on a house we had our eye on. During the inspection Fred shares all his thoughts and expertise with me and the selling agent. The nice thing is that you get more insight yourself into the structural condition of the building. He mentions the good points and what’s wrong.
In our case it turned out that foundation repair was needed. The financial result: the purchase price of the house went down by € 75,000.
Customer review (translated from Dutch)
A foundation check after a large crack in an outside wall
Premiumkeur was called in for a specific foundation check on a property we were buying (a phase 0 foundation risk survey, in other words what can be done without digging). This was because of a large crack found in an outside wall.
Fred carried out the check (an extended inspection) and I can say a few things about it. A serious foundation problem was found, shared by this building and the one next door. One option was to pull out of the purchase, but the better option here was a lower price. In the end we agreed that reasonably with the selling party. It saved us a huge unexpected cost later on.
From Premiumkeur I got very good, practical and straightforward advice. What is possible, what isn’t, what the technical problem means and what the options are for future repair. Very useful, clear and understandable; it gives exactly the insight you need to make a good decision.
In short: for a next inspection I wouldn’t call in anyone other than Premiumkeur. Very professional and, in my view, exactly what an inspection needs. A pleasant person too.
Customer review (translated from Dutch), shortened
Foundation cases from our own reports
Eight investigations from our archive, from 2018 to 2026: quick scans, basic foundation surveys, crawl space inspections and two building inspections in which the foundation played a big part. They’re mostly old buildings on timber piles, a few apartment buildings and one commercial building. We don’t give addresses or names, and every amount carries the year the report was written.
Terraced house from 1896 in Amsterdam-Zuid, June 2026
A building inspection with a foundation risk quick scan, so not a full foundation survey. The archive showed that the block of three houses stands on a double timber pile foundation, and that the semi-basement and the extension got steel tube piles in 2002. The mortar joint in the front facade dropped 18 mm over 5 metres, a rotation of 1:277, which is small. Inside it was different: 100 mm over 11.4 metres, 1:114, rated moderate. That was about 30 mm more than at a measurement taken some twenty years earlier. We saw no cracks in the structure. Our advice was to first ask for the recent phase 2 report on the neighbouring house, because the foundation is shared, and otherwise to monitor with bolts for at least three years. The report gave no amount for the foundation.
What this shows: a straight front facade and a badly sloping floor can sit in the same house.
House in a block in Amsterdam-West, April 2025
This building is part of a block of four on timber piles. Two months earlier we had investigated the neighbouring buildings. The front facade barely moved: 1 mm over its full width. In the flat on the fourth floor we measured 170 mm over 10.45 metres, a rotation of 1:61, which is very large. Even so there was little damage, though the flats had mostly been renovated and the semi-basement had lining walls. Once we put all the floor measurements of the block on one drawing, it turned out the whole block is sinking towards the back, with the lowest point at the party wall. Our earlier assumption that this side had hardly any rotation was wrong, and the report says so. Verdict on the foundation: insufficient. Advice: a phase 2 investigation first, then a repair plan.
What this shows: few cracks doesn’t mean a house is level.
Ground-floor flat from 1929 in Amsterdam-Zuid, April 2025
A crawl space inspection. Under the floor ran a cast-iron sewer pipe with heavy rust on the outside. That thins the pipe wall and in time it starts to leak, so we advised replacing it with PVC or PE. The steel supporting structure was badly corroded as well and needed derusting and painting. In the timber joists we measured more than 18 percent moisture, where under 12 is normal, which brings a risk of rot and woodworm. First step: clean the ventilation grilles, and if that isn’t enough, add ventilation. The right-hand part of the crawl space couldn’t be reached. That would need a hatch first, or an opening in the load-bearing wall, and the latter only after talking to a structural engineer. So we didn’t see the waste pipes from the toilet and bathroom. The report gives no amounts.
What this shows: a crawl space you can only half reach gives you only half an answer.
Terraced house from 1891 in Amsterdam-Centrum, November 2024
A crawl space and damp investigation. The timber floor joists had already been replaced by concrete beams with insulation blocks between them. The floor itself was fine, but the crawl space was very damp, with drops hanging from the insulation. The front facade of this house had no ventilation openings; the neighbours’ did, but they were blocked with dirt. We marked where new openings should go and advised a ventilation unit with a humidity sensor in both crawl spaces. The garden played a part too, with wet soil right against the walls. We advised digging the soil away along the facade and filling a 50 cm deep strip with gravel so the wall can dry out. Inside there was already black mould on several walls. The inspector couldn’t guarantee this would solve every damp problem. The report gives no amounts.
What this shows: a new concrete floor doesn’t make a crawl space dry by itself. Without air moving through it, the damp stays.
Commercial building from 1908 in Amsterdam-Centrum, June 2024
A building inspection of an office in a VvE (owners association), without a foundation survey. The main building looked reasonably level. The office section behind it didn’t: large cracks everywhere, the floor by the courtyard more than 4 cm lower, and the shopfront visibly sunk. That concrete floor probably has no foundation at all. The inspector estimated € 60,000 for a new floor and € 130,000 for foundation repair, both needed straight away and both for the VvE, with the client paying their share. The total came to € 202,600 now and € 34,950 later (2024 prices). Allow about six months for a structural engineer and permits, then two to three months of work during which the office can’t be used. For the main building we advised a phase 2 investigation if the client wanted more certainty.
What this shows: with an extension behind an old building, the problem is sometimes not the piles but a floor with no foundation under it.
Apartment building from 1893 in Amsterdam-Centrum, February 2024
A brief quick scan in difficult conditions. We had only twenty minutes and could only get into the flat on the first floor. The floor there was fairly level, with small height differences. Inside we saw no cracks pointing to an active foundation problem. The front facade looked straight, with no cracks or subsidence. A mortar-joint measurement wasn’t possible because of a timber structure on the facade. We could only see part of the rear facade, and it’s painted, so any cracks may have been covered up. The report says honestly that the floor may have been levelled at some point and that one storey can give a distorted picture. About the piles themselves this says nothing: that takes a phase 2 investigation in which the foundation is dug out.
What this shows: a short measurement on one storey is a first impression, not a verdict on the foundation.
Ground-floor flat from 1888 in Amsterdam-Zuid, 2021
A basic foundation survey with a look into the crawl space. The mortar joint in the front facade dropped about 21 mm, the rear facade 5 to 10 mm. Inside it was another story: on the ground and first floors we measured more than 70 mm difference in height. Downstairs that came from floor joists badly affected by rot. The crawl space was too shallow to go into, but from the hatch you could hear the water pipe leaking. Upstairs the inspector suspected a structural defect. Foundation: moderate. We advised a foundation inspection, since the ground floor was going to be stripped out anyway. The estimate: € 70,000 for the ground floor, € 50,000 to get the floor upstairs level and € 120,000 for possible foundation repair, € 240,000 in total. The upstairs neighbours pay half of the first and last items (2021 prices).
What this shows: straight facades and sloping floors in one building. What was going on with the piles still had to be found out.
Apartment building from 1906, September 2018
Here the foundation part was good news. The floor on the first floor was nicely level, the front facade had no cracks or subsidence and the mortar-joint measurement confirmed it. The neighbouring buildings in the same structural unit were straight too. The foundation was rated good, with the note that this is a snapshot. The crawl space was another matter. We could only look in at the hatch, and there was a fair amount of clear water. Groundwater or a leaking pipe, we couldn’t tell; a water sample can show which. The ventilation openings were far too small. We advised new openings of at least 100 mm with grilles and a new hatch so the whole crawl space could still be inspected. The inspector expected to find affected timber there.
What this shows: a foundation that scores well tells you nothing about the floor above it.
When to book a foundation inspection during a purchase
Timing is where expats most often get caught out. In the Netherlands you usually sign the purchase agreement first and inspect afterwards, protected by a building inspection condition (bouwkundig voorbehoud, one of the ontbindende voorwaarden or conditions that let you cancel). That condition only runs for a short period after signing, so the foundation check has to fit inside it. Ask us before you sign and we’ll plan the inspection around your deadline.
After signing you also get a three-day cooling-off period (bedenktijd) on a home. Don’t count on that for the inspection: three days is rarely enough to book, inspect and read a report.
Two clauses deserve a careful read. The age clause (ouderdomsclausule) says you accept that an old house doesn’t meet modern standards, which makes it harder to claim later. And if you’re buying a flat, the foundation belongs to the owners association (VvE). Check its long-term maintenance plan (MJOP) and reserve fund, because a foundation repair is shared among all owners.
New to all this? The guide to buying a house in Amsterdam on our sister site walks expats through the whole process, from viewing to the notary.
Frequently asked questions about foundation inspection in Amsterdam
How much does a foundation inspection in Amsterdam cost?
A phase 0 foundation risk survey costs € 399 including VAT when combined with a building inspection, from € 898 for both. A phase 1 foundation survey costs € 699 to € 1,499 including VAT; archive research is extra. A phase 2 investigation costs from € 3,000, with the digging (on average € 4,000 to € 8,000) and laboratory tests on wood samples charged on top.
How do phase 0, phase 1 and phase 2 differ?
Phase 0 is a short scan during the building inspection, with no digging. Phase 1 is a more detailed foundation survey above ground with measurements on several storeys. In phase 2 we dig an inspection pit of about 2.5 by 2.5 metres and inspect the timber piles up close, following the KCAF guideline.
Is a Dutch foundation survey the same as a British structural survey or subsidence report?
Not quite. A UK structural survey or subsidence report is mostly about cracks and visible movement. In Amsterdam the key question is the condition of the timber piles, so we measure floors and facades on several storeys. Phase 2, with an inspection pit down to the piles, is the closest thing to a British trial pit investigation.
Do I need a structural engineer for a foundation inspection?
Not for the inspection itself; our inspectors do the measurements and the phase 0, 1 or 2 investigation. A structural engineer (constructeur) comes in when repair has to be designed or when a permit is needed. The structural engineer’s report then builds on the foundation survey. We don’t recommend repair firms.
The house has foundation label A. Do I still need a foundation inspection?
We’d still advise a phase 0 quick scan with the building inspection. The label in the valuation report is a risk indication based on location, data and what is visible from outside; nobody measured the floors or looked at the piles of this particular house. A quick scan gives no 100% certainty either, but it shows whether the building has tilted more than you’d expect. If it raises doubts, phase 1 or phase 2 gives more certainty.
What are the signs of foundation problems?
Diagonal cracks above windows and doors, doors and windows that stick, a leaning facade, a mortar joint that runs downhill, an extension pulling away from the house and floors that slope the same way on several storeys. One sloping floor can also come from rotten joists, so measurements are needed.
When should expats book a foundation inspection when buying?
Within the period of the building inspection condition (bouwkundig voorbehoud), which is short. Contact us before you sign so we can plan around your deadline. The three-day cooling-off period after signing is usually too short to arrange an inspection.
Can I get the explanation and report in English?
Yes. The inspector goes through the findings with you in English at the house. The report itself is in Dutch as standard; an English translation costs € 100 extra.
When is a phase 2 foundation investigation compulsory?
The City of Amsterdam requires a phase 2 investigation if you want to split a property. The foundation report is a required part of the application for a splitting permit, and only this investigation can give a building a foundation code.
What do monitoring bolts cost and what do they show?
Fitting monitoring bolts costs € 1,179 including VAT, usually about eight bolts. Re-measured once a year, they show how fast the house is sinking. In our experience the typical Amsterdam house settles around 1.5 mm per year; more than 2.5 to 3 mm a year is a reason for concern.
How expensive is foundation repair in Amsterdam?
Expect at least € 2,500 per square metre, usually followed by a renovation from € 3,000 per m². Drawings, permits and an architect come to about € 10,000. Foundation repair takes at least 8 to 12 months from start to finish, renovation included.
Is Premiumkeur independent and how quickly can you come?
Yes. We don’t work with estate agents, mortgage advisers or contractors, and we never share your report without permission. We can often do a foundation inspection within a day. A building inspection with phase 0 takes 1 to 1.5 hours and you get the report within 2 working days. Call 020-7736842 or email premiumkeur@gmail.com.
What clients say about our foundation surveys
The reviews below were posted on Trustpilot without an invitation from us. Premiumkeur has 4.9 stars there and on Google.
Excellent experience with building inspection + foundation survey
Making the appointment was very easy and quick. On the day itself Daan (friendly and knowledgeable) came by, explained everything clearly and had a great eye for detail. The building report followed very quickly and was very extensive and well organised. It gave me a clear picture and a lot of confidence in buying the house.
The foundation investigation was also worked out down to the smallest detail (including archive research), so I knew exactly where I stood. All in all a very professional and pleasant experience. Absolutely recommended!
Review on Trustpilot (translated from Dutch), October 2025, 5 stars
Thorough inspection, clear advice
Tim did a building inspection plus foundation survey for us. He was thorough and saw things we hadn’t noticed ourselves. With his background in building engineering and experience with similar homes he could tell us which points stood out or were risky. The report was clear, came well within the agreed time, and a question about it was answered very quickly.
Review on Trustpilot (translated from Dutch), December 2025, 5 stars
Premiumkeur in the media
Since 2009 journalists have written about Fred Tokkie and Premiumkeur a number of times. Most of these articles are in Dutch and some need a subscription. We list them here so you can check for yourself what others wrote about us.
- NRC, 21 April 2009: “Dit krot kun je best zelf omtoveren tot een paleisje”, a piece about buying a run-down house and doing it up yourself, in which Fred Tokkie appears (article in Dutch, subscription required).
- AT5, December 2016: in AT5’s report on buyers who skip the building inspection, Fred Tokkie, then inspecting as De Huizendokter, talks about the rot, mould and woodworm buyers find after the sale. He also tells people buying a flat to look closely at the owners’ association (VvE) and its planned maintenance (article in Dutch).
- Quote, 22 February 2021: Quote article on what a building report does and doesn’t tell buyers (2021). The business magazine wrote about Fred Tokkie’s view that a report gives less certainty than buyers expect when the crawl space and the roof only get a quick look (article in Dutch).
- NRC, 27 April 2021: “Op een overspannen huizenmarkt is een goede keuring vooral hinderlijk”. NRC spoke to Fred Tokkie and other inspectors, estate agents and buyers about the pressure on independent building inspections in an overheated housing market (article in Dutch, subscription required).
- Onderzoekscollectief Spit, 10 May 2023: “De kleine lettertjes van de woningkeurders”. For this investigation into what home inspections cover and what they leave out, reporter Bram Logger spent six months with Premiumkeur’s inspectors, Fred Tokkie among them (article in Dutch).
- De Groene Amsterdammer, 10 May 2023: the same investigation ran in the weekly as “Zwammen in de kruipruimte” (article in Dutch, subscription required). With permission, the full text is on the page about Fred Tokkie on our Amsterdam website (in Dutch).
- AD, 10 May 2023: AD article on building defects after a home inspection (2023). AD wrote about buyers who faced costly building defects after an inspection. Fred Tokkie of Premiumkeur appears in the article with buyers (article in Dutch, subscription required).
- Amsterdam Done Right, 12 August 2026: Premiumkeur is listed among home inspection teams in Amsterdam by Amsterdam Done Right, which mentions our NEN 2767 certification and our experience with canal houses and listed buildings (in English).
Learn more before you buy
Buying a house rather than only checking a foundation? Our sister company in Amsterdam does a building inspection with a foundation check in Amsterdam, written for expats, with the whole house covered and not only what’s underneath it.
All our foundation reviews in English are collected on the page English reviews of our foundation investigations in Amsterdam, translated from Dutch.
Contact details Premiumkeur Funderingsonderzoek
Premiumkeur B.V.
Assendelftstraat 180
1013 SP Amsterdam
Phone: 020-7736842
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130
Where we do foundation investigations
We do foundation investigations all over Amsterdam and in other cities with timber pile foundations. These pages are in Dutch:
- Foundation investigation Delft (in Dutch)
- Foundation investigation The Hague (in Dutch)
- Foundation investigation Dordrecht (in Dutch)
- Foundation investigation Gouda (in Dutch)
- Foundation investigation Haarlem (in Dutch)
- Foundation investigation Leiden (in Dutch)
- Foundation investigation Ridderkerk (in Dutch)
- Foundation investigation Rotterdam (in Dutch)
- Foundation investigation Schiedam (in Dutch)
- Foundation investigation Vlaardingen (in Dutch)
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