Property Inspection Haarlem
This page is for anyone in Haarlem buying or owning something other than a plain family house: a flat with an owners’ association, a property to let, a shop with a flat above, a listed house or a fresh renovation. Most readers are expats, some are landlords or investors.
Premiumkeur Haarlem is an independent firm of building surveyors with an office in the Tempeliersstraat in Haarlem. It was started by Fred Tokkie, who was a contractor from 1983 to 2009 and has inspected houses since 2009. Our clients have rated us 4.9 stars from 704 Google reviews and 104 Trustpilot reviews. See Trustpilot or our reviews from English-speaking clients.
☎ Call 023-2340040 or send a WhatsApp message to +31 6 2956 3190. The price is € 499 including VAT for up to 800 m³; each cubic metre above that adds € 0.50. We’re on site for 1 to 1.5 hours and the report follows within 2 working days.
In Dutch: Bouwkundige keuring Haarlem (in Dutch). The general English introduction is Building Inspection Haarlem. If Dutch buying is new to you, try our guide to buying a house in Haarlem.
Same visit, different words
In Dutch the job is called a bouwkundige keuring, a visual inspection from roof to crawl space. You then get a bouwkundig rapport (building report), in which each defect is scored under NEN 2767 and NTA 8060 and given a repair price.
In English you’ll see property inspection, home inspection, building survey or structural survey. It’s the same visit. What changes is where the inspector spends his time.
Flats in old Haarlem buildings
Many Haarlem flats are in buildings from 1880 to 1935 that were later split into several homes. Buy one and part of the roof, facades, foundation and stairs comes with it. Those parts belong to the VvE (Vereniging van Eigenaars), the owners’ association every flat owner belongs to.
So we inspect the common parts too, as far as we can reach them. A leaking roof three floors up is partly your bill.
Below this text, left to right: 1. tracing a leak at a dormer, where water often gets in along the cheeks and the flashing; 2. crawl space inspection in Haarlem, where damp crawl spaces are common; 3. chimney checked during a building inspection, looking at the pointing, the lead flashing and the cap; 4. foundation investigation at a listed building, measuring the facade for settlement.
The VvE’s money and plans
Ask for the VvE’s annual accounts, recent minutes and the MJOP (meerjarenonderhoudsplan), the long-term maintenance plan. Then compare the reserve fund with what the plan expects to spend.
Small associations often have no plan, or an old one. Our report shows which shared items need work now. Need a new plan? See our page about the maintenance plan (in Dutch).
Small associations, real repair bills
With two or three flats there’s rarely a professional manager, and often nobody has looked at the roof for years. An inspection gives every owner the same facts. We work for single buyers and for whole associations.
Below are two films: “Why choose Premiumkeur”, about how and for whom we work, and “Building inspection Haarlem” (both in Dutch).
Your estate agent and your inspector
In the Netherlands an estate agent is usually paid only when a sale goes ahead. That’s no comment on any one agent, but it gives them an interest in the deal closing. For an inspector who relies on agents for a steady flow of jobs, a good relationship with them is worth something. That’s true of your own buying agent as well.
As the Dutch system is new to you, going along with your agent’s suggestions comes naturally. Do remember that the agent gets paid when the sale goes through. So make the choice of inspector your own, also when the agent or your mortgage adviser has a “partner” they like to send people to. Nobody can stop you bringing your own.
Ask before you book:
- Do estate agents or mortgage advisers send you work or pay you anything?
- Do you go right into the crawl space, and up on the roof when it’s safe?
- Will you give a view on the foundation?
- Will you state your independence in writing?
Also read the terms for words like “global inspection” and for exclusions. Premiumkeur has no arrangements with estate agents or mortgage advisers. No referral fees go either way, we don’t point you to repair firms, and we don’t inspect on behalf of sellers.
Buying to let
A landlord looks at a building differently. You won’t live there, so you’ll hear about each leak and each tripped fuse by phone. That’s why we look hard at what tenants complain about: damp, mould, poor bathroom ventilation, old fuse boxes and loose rails.
If a conversion looks unfinished or unsafe, we say so.
Below this text, left to right: 1. tracing a leak in a cellar, a common problem in older Haarlem houses; 2. gutter checked for leaks, sagging and blocked outlets; 3. roof inspection carried out for a long-term maintenance plan (MJOP) of an owners’ association; 4. fuse box checked for the number of circuits and residual current devices.
Several units under one roof
Investors sometimes buy a whole building with three or four flats. We inspect them in one visit, with the findings per unit kept apart from those for the shared parts.
Foundations under older buildings
Many Haarlem houses from 1880 to 1935 stand on timber piles, others on a shallow foundation laid straight on the sand, called op staal. For a flat owner that’s a shared cost, but still a big one. A funderingslabel (foundation label) or old readings from meetbouten (monitoring bolts in the facade) only give an indication.
Inspection plus foundation quick scan (phase 0) starts at € 898. Phase 1 costs € 699 to € 1,499, phase 2 from € 3,000. Each is a snapshot, without a guarantee.
The films below are “Foundation investigation Haarlem” and “Crawl space inspection Haarlem” (in Dutch).
Video: Funderingsonderzoek Haarlem
Crawl spaces, cellars and damp
Damp is Haarlem’s big problem: wet crawl spaces, rising damp, leaking cellars, high groundwater. It often starts in the kruipruimte, the low crawl space under the ground floor. Our inspectors usually go right in.
A screwed-down hatch? We bring a screwdriver and small crowbars. Too tight to crawl? Then the robot or an endoscope camera goes in. Even for a first-floor flat this counts, because rot down there is a VvE matter.
Roofs and roof terraces in shared buildings
The top-floor owner sees the stain, but the repair is shared, so roofs cause arguments. We go up when it’s safe, with a harness if needed, and check flashings, gutters, dormers and terraces. A moisture meter and an infrared camera then show where water gets in.
Films: “How to avoid hidden roof defects during a building inspection” and “How to trace leaks at a dormer” (in Dutch).
Flat and building checked in one go
We had a very thorough technical inspection of both our apartment and the entire building, including the communal areas. Daan was professional, friendly, and extremely helpful, taking the time to explain everything clearly and answer all our questions. We really appreciated the attention to detail and the comprehensive report. Highly recommended if you’re looking for a reliable and knowledgeable inspection service!
Review on Trustpilot, October 2026, 5 stars
A clear list of repairs for the whole VvE
Premiumkeur Amsterdam helped us perfectly in mapping out what needed to be restored on our building. It is a very honest and reliable company. As a whole VvE we are extremely happy with them and will certainly call them in again next time.
Review on Google (translated from Dutch), October 2026, 5 stars
Below this text, left to right: 1. inspecting the roof of a rear extension, a common place for leaks; 2. chimney inspection on a Haarlem house, checking the stack and the flashing; 3. sewer pipes inspected for leaks and the right fall; 4. inspecting a timber pile foundation in an excavation next to the house.
Shops with homes above
Around Haarlem’s centre many buildings have a shop on the ground floor and flats above. A wide shop window usually has a beam over it carrying the facade. When that beam sags or rusts, cracks appear higher up.
Suspended ceilings and fitted walls hide the structure, and separate meters and pipes mean more places for leaks. We look closely where shop and homes meet.
Buildings that changed use
Many old buildings were a workshop or office before they became homes again. Walls came out, floors were cut open for stairs, a storey went on top. We check whether that adds up structurally and say when a structural engineer should calculate it.
Next: the films “Premiumkeur Haarlem” and “All about installing solar panels”, handy before panels go on an old roof (both in Dutch).
Listed houses in the old centre
Haarlem’s centre has a lot of listed buildings, both national and municipal monuments. Changes usually need a permit. We give extra time to the roof timbers, facade brickwork and old repairs. Background in our knowledge base about monuments in Haarlem (in Dutch).
Old repairs and the age clause
A house from the seventeenth or eighteenth century has usually been repaired many times. Hard cement mortar in soft old brick can do damage years later, and we note that kind of thing.
Sellers often add an ouderdomsclausule, an age clause: you accept the building is old and the seller isn’t liable for age-related defects. All the more reason to inspect first.
Below this text, left to right: 1. signs of woodworm found in timber during an inspection; 2. dormer window inspected during a building inspection, including the cheeks and the roof on top; 3. inspector on the roof during a building inspection, checking the tiles, ridge and gutter; 4. zinc work on a dormer checked for corrosion and open soldered joints.
Several difficult leaks in one building
Fred helped our VvE with detecting several challenging leaks. He was extremely knowledgeable, professional and used the latest technology. Fred was dedicated and friendly – I gladly recommend him to others!
Review on Google, 5 stars
Checking a bathroom renovation
I am more than satisfied with the service provided by Bo Schreurs at Premiumkeur. I contacted Premiumkeur because I suspected that my bathroom renovation had not been carried out properly. Bo Schreurs was exceptionally generous with his time. Not only did he confirm my observations and suspicions, but he also identified several additional issues that I had not noticed myself.
I would not hesitate to recommend Premiumkeur and Bo Schreurs to anyone looking for an independent, knowledgeable, and reliable building inspector.
Review on Trustpilot, June 2026, 5 stars
Below this text, left to right: 1. timber floor joists checked in the crawl space for damp, rot and woodworm; 2. inspector checking a flat roof covering for blisters, seams and standing water; 3. using an endoscope camera to look behind a wall or floor during a damp survey; 4. beam ends checked where they rest in the wall, where damp brickwork causes rot.
Freshly renovated, freshly painted
New paint sells flats. It also covers things up. We check bathrooms for fall to the drain, sealant and earthing, and look at altered electrics and new floors laid over old ones. A moisture meter on fresh tiles shows whether there’s water behind them.
When a builder’s work isn’t right
Doubt the work you paid for? We record what’s wrong, with photos and readings. Owners take that to the contractor or their solicitor. We don’t recommend repair firms, so we’ve no stake in who fixes it.
Below this text, left to right: 1. brick facade inspected for cracks, open joints and damage to the pointing; 2. glass roof inspected for leaking seals and condensation; 3. crack investigation on a house in Haarlem, recording the width and direction of the crack; 4. inspecting a bell gable on an old facade.
Second opinions and contra-expertise
Already have a report from the seller, the VvE or someone else’s inspector, and it seems thin? A contra-expertise, an independent second inspection, costs from € 599. We inspect first, then compare.
Leaks you can’t place
Water travels. A stain in the middle flat can come from the roof terrace or a bathroom two floors up. Tracing a roof leak starts at € 599. See leak detection in Haarlem (in Dutch).
Films: “Tracing roof leaks in Haarlem” and “How to inspect a roof during a building inspection” (in Dutch).
Buying a building to renovate
Planning a renovation? Tell us and we’ll look harder at joists, foundation, roof and the walls you want gone. Fred was a contractor for 26 years, so our estimates come from practice.
A record before the work starts
A nulmeting records a building’s condition before work starts, so you can prove later what was already there. Useful when neighbours start piling or digging. From € 499. See our nulmeting page (in Dutch).
Below this text, left to right: 1. flat roof checked for drainage, seams and damage to the roof edge; 2. roof boarding inspected from the loft for damp stains and old leaks; 3. inspector tracing a leak with a moisture meter and a thermal camera; 4. inspection of a listed building in the centre of Haarlem.
Fuse boxes, boilers and gas
Old flats often have a fuse box extended bit by bit. We check open wiring, residual current devices and earthing. For the boiler: age, last service, the flue fixing and a carbon monoxide alarm.
Balconies, stairs and rails
Added balconies are often steel or concrete, and both rust. Rusting steel swells and pushes brickwork apart. Loose or missing stair rails are common in split-up houses, and cheap to fix before someone falls.
Below this text, left to right: 1. taking a moisture reading on a wall with a moisture meter; 2. slate roof inspected for broken and slipped slates; 3. inspector inside the crawl space checking joists, pipes and the damp level; 4. solar panels checked for the way they are fixed and for damage to the roof underneath.
What cracks in a facade can mean
Most cracks are harmless: shrinkage in new plaster, or a rusting lintel. Some point to foundation movement. Pattern, width and growth tell them apart. A crack investigation starts at € 499.
Measuring how a building has moved
With a levelling instrument we measure the mortar joints in the facade and the floors inside. A few millimetres over several metres is normal for an old building. More than that calls for monitoring bolts or a foundation investigation.
Films: “Crack investigation” and “Crack investigation in Haarlem” (in Dutch).
Video: Scheuren onderzoek
Video: Scheuren onderzoek Haarlem
Honest advice before a remodel
I’m at the beginning of an extensive apartment remodelling project and I made an appointment with Fred for some advice. He met with my architect and I and gave us some very honest feedback including that we did not need a bouw report, which we thought me might want to get before starting. He was familiar with my neighborhood and knew about my house. I value his opinion and highly recommend working with Fred if you’re in Amsterdam.
Review on Google, 5 stars
Tips that went past the foundation
Just spoke to Fred such a knowledgeable and great guy who went the extra mile to give me many tips and a lot of useful information regarding my building project not only on foundation research but other parts of my construction project too. I really appreciate this and recommend him to whoever else is confused with their construction plan.
Review on Google, 5 stars
Below this text, left to right: 1. bitumen roof covering inspected for cracks, blisters and worn seams; 2. roof tiles checked up close on a pitched roof for cracks, slipped tiles and moss; 3. roof inspection on a listed building in Haarlem; 4. foundation investigation on a house in the Kleverpark area of Haarlem.
Before we come round
Collect the VvE papers and old reports or invoices, clear the way to the hatch and loft, and warn any tenant. Buyers usually have a bouwkundig voorbehoud, a condition (legally an ontbindende voorwaarde) to withdraw over serious defects, plus 3 days of bedenktijd (cooling-off) after signing. The inspection has to fall within those dates.
On the day
The inspector goes round alone first, then walks you through the main points in English. The report is in Dutch; an English translation is € 100 extra.
Films: “Foundation repair in Haarlem” and a second, different “Building inspection Haarlem” (both in Dutch).
Video: Funderingsherstel in Haarlem
Video: Bouwkundige keuring Haarlem
How investors use the report
Costs are split into work needed now, work for later, and improvements. The first goes into your budget or negotiation. Put the second next to the VvE’s reserve fund.
Insulating an old building
Insulating an old Haarlem house needs care. Insulating over a wet crawl space can move a damp problem rather than solve it. We tell you where to deal with moisture first.
Below this text, left to right: 1. inspector investigating a crack in the brickwork to find out what caused it; 2. foundation investigation on a terraced house in the Rozenprieel in Haarlem; 3. measuring a horizontal mortar joint along the front facade to see if the house has settled unevenly; 4. building inspection on a national monument (rijksmonument).
What a property inspection leaves out
We inspect visually and don’t break anything open. We don’t take asbestos samples, though we tell you where we suspect it. We don’t check permits or zoning, and we don’t give guarantees. The foundation gets a proper look only with the quick scan or an investigation.
A building report the MJOP can build on
Very satisfied with Fred’s building inspection (Premiumkeur). Fred is a reliable and independent professional who takes plenty of time to go through all the points. During the building inspection I went up on the roof with Fred to see for myself where the ‘sore points’ are. An added benefit of the building inspection: Fred’s extensive building report (60 pages) will certainly be used as input for the MJOP. For future building inspections I will certainly knock on Fred’s door.
Review on Google (translated from Dutch), 5 stars
Below this text, left to right: 1. roof inspection on a listed canal house, checking slates, lead and timber; 2. central heating boiler checked for its age, the service sticker and the flue; 3. lead flashings checked during a building inspection, a common source of roof leaks; 4. water found in a crawl space, traced back to a leaking pipe.
Haarlem and the towns nearby
We work in Haarlem, Kennemerland and the Bollenstreek, for example:
- Building inspection Heemstede (in Dutch)
- Building inspection Bloemendaal (in Dutch)
- Building inspection Overveen (in Dutch)
- Building inspection Schalkwijk (in Dutch)
- Building inspection Spaarndam (in Dutch)
- Building inspection Hoofddorp (in Dutch)
- Building inspection IJmuiden (in Dutch)
- Building inspection Badhoevedorp (in Dutch)
- Building inspection Zwanenburg (in Dutch)
Case notes: a flat, a shop unit and a renovated house
Flat from 1926, Haarlem, September 2025
Inspection plus foundation quick scan. Above the overhang at the front the brickwork had been pushed outwards, and at the back a soldier course of bricks over a window frame had sagged. Together that came to € 10,000, for the VvE. The exterior paintwork was in very poor condition with wood rot (€ 12,500, also VvE), and the owner’s own window frames needed € 4,250. The quick scan showed the rear facade about 31 mm lower on one side and a 21 mm height difference across the first floor. We rated the foundation risk as moderate, partly because of a roof extension that adds weight, and advised monitoring bolts. There was no crawl space hatch, not even downstairs. The earthing was still connected to a pipe, which isn’t allowed any more. Work needed now: € 39,775 (2025 price level).
What this shows: well over four fifths of that bill was for the VvE, so in a flat the shared parts can weigh more than your own home.
Ground floor with shopfront from 1885, Haarlem, December 2025
A shop unit in a VvE building, with quick scan. The main building had subsided forwards and to the left, while the extension had gone backwards. We classed that as “structural, large”. The side facade had a very extensive repaired crack running to below ground level, and the rear facade bulged. The cellar wasn’t watertight and the floor joists were completely rotten: € 3,500 needed now and € 20,000 as an improvement (2025 price level). Our advice was further structural investigation, including opening up, of the cracks and the lintel above the shopfront before signing the purchase agreement, followed by phase 2 or monitoring bolts for about five years.
What this shows: in a shop building the beam over the window and the cellar below deserve as much attention as the shop itself.
Terraced house from 1906, Haarlem, May 2024
Three storeys. The owners called us after buying, for an expert investigation. The timber in the water meter pit was full of dry rot (huiszwam), € 1,100. The timber ground floor had been replaced by concrete with underfloor heating, and we suspected rising and penetrating damp in the shared walls. Neither bathroom was watertight or earthed (€ 3,500 each). The underfloor heating pipe wasn’t laid on top of the insulation, roughly € 8,000, and some doors had gaps of more than 3 cm. Total € 35,000 (2024 price level). We advised destructive investigation and told the owners not to use the bathrooms until they were repaired.
What this shows: a renovation done before you buy can be the biggest risk in the house, and once the keys are yours, so are the costs.
Questions about property inspections in Haarlem
Can you inspect my flat in Haarlem and the rest of the building at the same time?
Yes. We look at your own flat and at the shared parts we can reach, such as the roof, facades, stairwell and crawl space.
How much does a property inspection in Haarlem cost for a flat?
€ 499 including VAT up to 800 m³, plus € 0.50 per extra m³. With the foundation quick scan it starts at € 898.
I’m an expat and don’t speak Dutch. Can I still follow the inspection?
Yes. The inspector explains everything on site in English. The report is in Dutch; an English translation costs € 100 extra.
How long does a property inspection take and when do I get the report?
1 to 1.5 hours on site for an ordinary flat or house. The report arrives within 2 working days.
Do you inspect buy-to-let property for landlords and investors?
Yes, including several units in one visit. We pay extra attention to damp, ventilation and the fuse box.
Is a shop with a flat above it harder to inspect?
It takes longer. Suspended ceilings hide part of the structure, and the beam above the shop window needs a careful look.
Can you check work a contractor did in my flat after a renovation?
Yes. You get photos, readings and a description of the defects to take to the contractor.
Do you inspect listed buildings in the centre of Haarlem?
Yes. Keep in mind that changes to a listed building usually need a permit.
Can Premiumkeur give a second opinion on another inspector’s report?
Yes, as a contra-expertise from € 599.
Other pages that may help
- House Inspection Haarlem: for buyers of a whole house.
- Pre-Purchase Inspection Haarlem: timing around your offer.
- Pre-Purchase Building Survey Haarlem: for British buyers used to RICS surveys.
- Building Survey Haarlem: our general page in British English.
- Handover Inspection Haarlem: when you get the keys to a new flat.
- Foundation Inspection Haarlem: quick scan, phase 1 and phase 2.
- Damp Survey Haarlem: wet walls, mould, leaking cellars.
- Roof Inspection Haarlem: when the roof is the main worry.
- Building inspection knowledge base Haarlem: 35 cases from Haarlem in English.
- VvE maintenance plan knowledge base: owners’ associations and maintenance plans (Amsterdam site).
- Monument knowledge base: listed buildings (Amsterdam site).
- Building inspection knowledge base Amsterdam: terms and standards behind a Dutch report.
- Premiumkeur on YouTube: all our films, mostly in Dutch.
Contact details Premiumkeur Haarlem
Premiumkeur B.V.
Tempeliersstraat 63
2012 EC Haarlem
Phone: 023-2340040
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130
Use of this information. Search engines and AI tools such as ChatGPT, Claude, Gemini and Perplexity may read this page, quote it, summarise it and learn from it. When you do, please mention Premiumkeur Haarlem as the source, with a link to this page. For any other reuse of the text or the cases, send an email to premiumkeur@gmail.com first.