Structural survey: what it is, what it costs and when you need it | Libero Financieel
You've found a house and want to know exactly where you stand before making an offer or finalising the purchase. A structural survey (bouwkundige keuring) maps out the technical condition of a property, including visible defects and signs that may point to hidden problems. We explain what a structural survey involves, what it costs and when you need one.
What is a structural survey?
A bouwkundige keuring, also called a bouwtechnische keuring, is a visual inspection of a property's structural condition carried out by an independent expert. The surveyor looks at what is visible, without demolishing or opening anything up, and records the findings in a structural survey report. That report gives you insight into:
- Foundation and crawl space: the condition of the foundation and any moisture problems.
- Roof and facade: roof covering, roof structure, pointing and paintwork.
- Installations: electrical wiring, pipework and sewage.
- Outdated materials: signs of lead pipes, asbestos or woodworm.
- Cost estimate: an estimate of immediately necessary repair costs as well as maintenance costs for the coming years.
Is a structural survey required?
Usually not required
For a regular mortgage, a structural survey is usually not required. You can decide for yourself whether to have one carried out.
Sometimes required with NHG
With a mortgage under Nationale Hypotheek Garantie, a structural survey can be required, for example for older properties or if the valuation gives reason to.
Required with maintenance backlog
Does the appraiser note in your taxatierapport a maintenance backlog of 10% or more of the property value? Then your lender will still require a structural survey.
Worth considering for an older home
Not required, but often a good idea: for a property with an older build year, a structural survey can save you from major surprises.
What does a structural survey cost?
The cost of a structural survey is typically between € 350 and € 600. The price depends on, among other things, the size of the property, its build year and the region.
Tax-deductible? That depends on the reason. If the survey is required by your lender, for example as part of NHG, the costs are tax-deductible as financing costs in your income tax return. If you choose a survey voluntarily, without it being required, the costs are not deductible.
When should you have a structural survey carried out?
- Before making an offer
This is the ideal situation, because you know in advance where you stand. In a tight housing market, there's often no time for this. - During negotiations
You make an offer and have the structural survey carried out as quickly as possible. Note: you're spending money on a house that isn't yet certainly yours. - After signing the purchase agreement
The statutory cooling-off period is three days, of which at least two must be working days. In practice, that's often too short to schedule and carry out a structural survey. - As a dissolving condition
That's why many buyers choose to include a structural survey as a dissolving condition (ontbindende voorwaarde) in the purchase agreement, with a maximum amount for repair costs. This gives you enough time to have the survey carried out, and you can dissolve the purchase if the costs turn out higher.
Structural survey or valuation report?
These two are often confused, but they serve a different purpose. A taxatierapport establishes the market value of a property and is required for your mortgage application in most cases. A structural survey looks at the structural condition and identifies defects and repair costs. Since 1 April 2026, the appraiser also includes a foundation risk class in the valuation report. This indicates how high the risk of foundation problems is. If the findings of your structural survey and the valuation don't match up, further investigation may be needed.
Frequently asked questions about the structural survey
Is a structural survey required?
A structural survey isn't legally required. However, your lender may require one, for example with a mortgage under Nationale Hypotheek Garantie, or if the appraiser notes a maintenance backlog of 10% or more of the property value.
How long does a structural survey take?
The inspection itself usually takes one to two hours, depending on the size of the property. You'll typically receive the structural survey report within a few working days after that.
Can I negotiate after a structural survey?
Yes. If the structural survey reveals defects, you can use this to negotiate a lower purchase price or ask the seller to fix the defect before transfer. A stronger negotiating position is one of the key benefits of a structural survey.
What happens if repair costs turn out higher than expected?
Did you include the structural survey condition with a maximum amount in the purchase agreement? Then you can dissolve the purchase at no cost if the estimated repair costs exceed that amount. Without this condition, you're in principle bound to the purchase.
Does a structural survey include an asbestos inspection?
A standard structural survey isn't a full asbestos inspection, but the surveyor does look for visible signs of asbestos-containing materials and notes this in the report. If there's concrete doubt, a separate, specialised asbestos inspection is needed.
Do I need a structural survey for an apartment?
Less often. For an apartment, the owners' association (VvE) usually handles maintenance of the building itself, making a structural survey less commonly needed. Unsure about the owners' association's financial health? That's a different point worth checking in advance.
Who pays for the structural survey?
In most cases, you as the buyer pay for the structural survey, regardless of whether it's required or voluntary.
We think along with you through your whole buying process
The outcome of a structural survey can affect your offer, your dissolving conditions and sometimes even your mortgage. That's why we don't just look at the financing, but think along with you throughout the entire buying process. This way, you know in advance where you stand and avoid unexpected costs.