Short answer: the Dutch government wants owners' associations to be able to decide on maintenance, sustainability measures and how to finance them by a simple majority, wants the long-term maintenance plan to look 30 years ahead instead of 10, and wants to make it easier to grant a right of superficies, for example for solar panels. It is a bill: the public consultation ran from 2 July to 20 September 2026 and the law is not in force yet. For buyers it mainly means that big decisions will be made faster, and so will the costs that come with them.
In the Netherlands, everyone who owns an apartment is automatically a member of the building's VvE (Vereniging van Eigenaars, the owners' association). The VvE owns the shared parts of the building, such as the roof, facade, lifts and pipes, and the owners decide together in the general meeting what happens to them.
What is in the bill?
| Topic | Now | Proposal |
|---|---|---|
| Decisions on maintenance, sustainability and how to finance them | Often a larger majority, depending on the deed of division | Simple majority: 50% plus one of the votes present |
| Quorum (how many votes must be present) | As set in the deed of division | Still applies, if the deed of division has one |
| Long-term maintenance plan (MJOP) | Looks at least 10 years ahead (if the VvE saves based on an MJOP) | Looks 30 years ahead, with a mandatory sustainability section |
| Right of superficies on shared parts | Sometimes only possible by changing the deed of division | Simpler procedure, for example for installations owned by a third party |
The deed of division (splitsingsakte) is the notarial deed that splits the building into apartment rights and sets the rules of the VvE. The MJOP (meerjarenonderhoudsplan) lists what maintenance the building needs, when, and at what cost.
The bill also wants VvEs to combine maintenance and sustainability: for example replacing the roof and insulating it at the same time, instead of putting up scaffolding twice.
What does this mean for you as a buyer?
- Plans that are blocked now may go ahead later. A sustainability plan that currently falls just short of a two-thirds majority might pass under the new rules with a simple majority. So in the minutes, look not only at what was decided, but also at what was voted down or postponed.
- A 30-year MJOP shows more costs. Big items that now fall just outside the ten-year window, such as replacing the roof or the window frames, come into view. A VvE that bases its savings on the MJOP may have to save more as a result, which can raise your monthly contribution.
- Financing becomes easier to decide. Decisions to borrow for maintenance and sustainability also fall under the simple majority. As a buyer, you help pay off a VvE loan. Read more in VvE loans when buying an apartment: what do you take on?.
What we see in VvE dossiers
This is already happening. Of the VvE dossiers we have fully analysed so far:
- in 25%, a second meeting was needed because not enough votes were present;
- in 25%, a large VvE loan was on the table, for example € 2.4 million over 20 years, or a sustainability plan under which the average monthly contribution would become 2.45 times as high, according to the VvE.
That is not a national picture, but it shows what to look out for as a buyer: decisions that are difficult today will get easier.
When will it take effect?
That is not known yet. After the consultation the government can change the bill; it then goes to the House of Representatives and the Senate. We keep this page up to date.
Checklist for buyers
- Ask for the minutes of the last three years and the agenda of the next meeting.
- Look for sustainability or major maintenance plans that were postponed or voted down.
- Check how old the MJOP is and how far ahead it looks. Are there big items just beyond ten years?
- Ask about current or planned VvE loans and what your share of them would be.
- Check in the deed of division what majority is needed now, and whether there is a quorum.
Frequently asked questions
Is the new VvE law already in force?
No. It is a bill. The public consultation closed on 20 September 2026; changes and the debates in the House of Representatives and the Senate may follow.
Will a small group of owners be able to make big decisions?
A simple majority counts the votes present. Under the bill, a quorum from the deed of division still applies, so a minimum number of votes must be present.
Will my VvE have to save more?
Possibly. An MJOP that looks 30 years ahead shows large expenses earlier. If the VvE bases its savings on the MJOP, those savings may have to go up.