What are the benefits of a structural inspection?

If you are selling a property, you can use this report to demonstrate the quality of the property and to remove any doubts that purchasers may have. In addition, you satisfy many of your legal responsibilities by supplying a structural report.
If you are a (potential) purchaser, you can use this report to estimate your (future) costs, and it is also a strong negotiation tool to use with the seller.

Is a home purchase inspection the same as a valuation?

No, a valuation determines the value of the home. A home inspection looks at the structural state of a building. In a structural report, there is a summary of the costs of the deficiencies, and no indication of the value of the home.

When is it wise to have a structural inspection performed?

Most inspections occur upon purchase. It is also a good idea to have your property inspected when you are selling so that a (potential) purchaser can rely on a report which is drawn up by an independent inspection firm. This speeds up the selling process. Having a property inspected upon completion can also save you a great deal of trouble.

Can I negotiate with a structural report?

Yes, it is rare for a home to have no deficiencies. A structural report which is drawn up by an expert states what the deficiencies are and what the cost of repairing those deficiencies will be. Naturally you can also use this in the negotiations and this way you can save thousands of euros.

Why an NHG inspection?

The National Mortgage Guarantee (NHG) is issued by the Foundation ‘Stichting Waarborgfonds Eigen Woningen’. It is the name of the guarantee that you can obtain if you take out a loan for buying or renovating a home. This means that the Foundation guarantees the repayment of your mortgage (amount) to the lender. If you wish to have a mortgage with a National Mortgage Guarantee, a structural report is sometimes compulsory.

What does a structural report describe?

A structural inspection provides a good overview of the structural condition of a property. For example:

  • Which parts need immediate (between 0-1 year) maintenance?
  • What maintenance will in the medium term (between 1-5 years) need to be performed?
  • What is the quality of the floor?
  • What is the structural condition?

These are a few of the questions that a structural inspection will answer.

Are the costs of a home inspection tax-deductible?

Yes, the costs of a home inspection are tax-deductible. The costs of a home inspection must have been incurred in order to obtain a mortgage for the purchase or renovation of a home.

What are the hidden deficiencies?

Hidden deficiencies are deficiencies that become apparent after purchase and will lead to significant repair costs. The question is then whether these costs can be recovered from the seller.
In these types of cases, it is necessary to find out whether the deficiencies were already present prior to the sale, and whether the seller was aware of them and, therefore, should have informed the purchaser, or whether the purchaser should have seen the deficiencies as part of a normal inspection.

Obligation to supply information and obligation to investigate

In general, the seller is bound to report any facts to the purchaser which can be assumed to be relevant to the decision-making process of the purchase. On the other hand, the purchaser also has a duty to inspect.

Why was the energy label introduced?

The government wishes to make the Netherlands one of the cleanest and most energy efficient countries in Europe. The energy label forms part of the strategy for achieving this. The government wishes to see energy efficiency increasing from 1% to 2% per year, and to increase the share of renewable energy to 20% by 2020. This all forms part of the efforts to reduce the emission of greenhouse gases by 30% in 2020, in comparison with 1990. This reflects a shared effort at the European level to give effect to the Kyoto protocol.

Since when is a home required to be provided with an energy label (EPA-label)?

Since 1 January 2008, all homes which are sold or rented must be provided with an energy performance certificate. The moment of transfer determines whether this applies. The notary supervises the issue of the certificate, among other things.

For whom is it compulsory?

Everyone who sells or leases a home from 1 January 2008 onwards must be able to deliver an energy label to the purchaser or tenant. Moreover, this duty does not just apply to homes, but also to apartment complexes, offices, shops, farms, schools, hotels, restaurants and business premises.

What is an energy label?

An energy label is an index that says something about the energy efficiency of the property.

What is the situation with my rental home?

In the case of a rental home, the landlord is required to provide an energy label. This is only required at points of change, such as in the case of a new tenant, or the sale of a rental home.

How does this benefit me as purchaser or tenant?

An energy label tells you how energy efficient your home is, or otherwise. So it is something that you can use in negotiating the purchase of a home. A favourable label will add value to a home upon sale. A better label means lower heating costs and, therefore, a better climate in the home and in the environment. It is said that the government wishes to link a bonus/penalty system to energy performance. A lower rate of (property transfer) tax would be applied to the purchase of an energy efficient property. A consequence may be that banks will advance cheap top up mortgages, especially for improving energy performance. An increase in the energy tax on gas, heating and electricity is also likely for energy – guzzling homes.

When must I supply the energy label to the purchaser or tenant?

The energy label must be supplied to the purchaser at the very latest upon the transfer of ownership at the offices of the notary. In the case of a lease, it must occur at the latest upon the date of commencement of the lease. However, it is advisable to obtain an energy label before the home is offered for sale or lease. After all, it is helpful for the prospective purchaser/tenant to receive information about the energy performance of the home as soon as possible.

Is the adviser the one who draws up the energy label required to satisfy certain conditions?

Yes, an energy label is only legally valid if it is issued by an adviser from a certified company in accordance with assessment directive BRL 9500. ADA Keur is certified in accordance with BRL 9500 and satisfies the standards set by the VROM (Ministerie van Volkshuisvesting, Ruimtelijke Ordening en Milieubeheer).

How can I obtain an energy label for my home?

A certified adviser from ADA Keur can draw up an energy index. In order to do so he or she visits your home and performs an inspection. After the inspection, he or she draws up the energy index which is then turned into a label by the RVO (Rijksdienst Voor Ondernemend Nederland). Ask for an EPA certificate from ADA Keur.

Where can I find more information about the EPA?

You can find more information about the EPA on the VROM website, click here.

The EPA (Energy Saving Advice) provides advice on sustainable energy use of the property. Measures such as installation of double glazing,  post-insulation, or placement of a heating system are offered in many variants. In addition to expert advice on energy saving measures, payback dates are also determined. This allows you to immediately see after how much time you have earned back on your investment.