● HighReserve fund
Reserve fund negative around 2028
After the window frames and paintwork of 2028 (€385,416) the fund stands at around −€94,000. Contributions need to rise by at least 60%.
Ask for the current reserve balance, not the 2020 one.
Get your deed of division checked before you sign
Yes, a deed of division can be checked quickly and affordably — without a notary or lawyer. ApartmentCheck reads the deed (and house rules) with AI and flags rental restrictions, usage rules and liability for the previous owner's debts. Free result within a minute; a quick scan with the main findings costs €49.
What's in your report
As a buyer you have a duty to investigate: you're deemed to have read and understood the deed of division before you sign. But the deed sets out rental restrictions, usage rules and liability for the previous owner's debts in dense legal language — not exactly accessible. Miss a rental ban or a joint liability clause, and you can't claim afterwards that you didn't know. We read the deed for you and put it in plain language.
Not a list of ticks, but findings with amounts, years and what to do about them. Three examples from the sample report:
◐ MediumMaintenance
Leaking steel drain pipes
Recurring leaks in kitchen floors. Preventive replacement is too expensive, so only local repairs are done.
Ask the seller whether the apartment has had a leak.
○ LowGovernance
Active board, good turnout
75% of votes at the last meeting, decisions almost unanimous. There is a call for new board members.
No action needed for your offer.
How it works
- Step 1:
Upload the documents
Everything the seller sent you, as PDF. No account needed.
- Step 2:
Free scan within a minute
Within a minute, your biggest risk highlighted: what it is, what it costs and the sentence in your own documents that says so.
- Step 3:
Report within 24 hours
Every finding with an amount, a timeline and advice. Ready for your offer or your notary.
What we check
VvE documents are full of hidden risks. We find them before you sign — while it still makes a difference.
Rental & permission
Some deeds prohibit renting out the unit or require VvE approval (often set out in Annex 1).
Liability for debts
Joint liability can mean unpaid contributions from the previous owner pass on to you with the property.
Usage & flooring rules
Flooring requirements, noise rules and a missing or unreadable house rules document: easy to miss, with real consequences.
“I've bought several apartments with a VvE myself. The risks are almost always in the documents. Nobody really reads them.”
Joost Verberk, founder. Every report combines AI analysis with that buying experience. LinkedIn
Processed encrypted and used only for your scan and report. Your documents are deleted within 30 days of receiving your report.
What it costs
A buying agent easily charges €1,500 or more for the whole process.
Free scan
€0
Your biggest risk highlighted right away: what it is, what it costs and where it says so. Plus what's still missing.
Quick scan
€49
The red flags, and what they mean for your purchase.
Like the sample report
Full report
€249
Per document section, with euro estimates of future costs and concrete advice. Plus a 30-minute call with Joost (worth €149).
No deed of division?
at the Kadaster €19.85€9.95
The deed, the drawing and the latest amending deed, in your inbox within 1 working day.
Half the price of ordering it yourself · free with the full report
Not satisfied? Money back. You only pay after the free scan.
Questions
Am I allowed to rent out this apartment?
That's set out in the deed of division (often in Annex 1) and can vary per VvE: from free rental to a full ban or a permission requirement. This is exactly the kind of clause that catches investors and buy-to-let buyers off guard afterwards — we check it upfront.
What is Annex 1 and why does it matter?
Annex 1 (or a similar appendix) often contains the rules around renting and permission. If it's missing, it's unclear what's allowed.
What does joint liability mean for me as a buyer?
It can mean you end up paying for a debt the previous owner left with the VvE. We flag this risk in the deed and the other documents.
Does this replace a notary?
No. It's a fast first check; for legal implications we recommend consulting a notary or lawyer.
I don't have the deed of division yet. How do I get it?
It's usually among the seller's documents. If not, you request it from the Kadaster: how to request a deed of division. Or order it from us for €9.95, with the division drawing and the latest amending deed.
Read the fine print — before you sign.
A one-off levy of €2,500 per apartment. A reserve fund €388,000 short. You only find these if you read everything, and that is what we do. Within a minute you see your biggest risk for free, with the sentence from your own documents. No red flags? Then you know that too.
No documents from the seller yet?
Get the checklist as a PDF: which VvE documents to ask for and what to look for.