Short answer: ask about the maintenance that's coming, the reserve fund balance, loans and extra contributions, and decisions already taken by the owners' association (VvE). Put your questions in writing, for example by email, and for every answer ask for the document that shows it. The seller's agent works for the seller: they answer what you ask, but they won't go looking for risks on your behalf.
Why ask yourself?
The seller must tell you what they know and what matters to you. But as a buyer you also have a duty to investigate. What you could have found out by asking or reading the documents often counts against you in a dispute. A buyer's agent asks these questions for you. Without one, you do it yourself.
Emailing your questions gets you the answers in writing. That helps if something later turns out to be wrong.
The questions
Maintenance
- How old is the MJOP (maintenance plan), and has the general meeting adopted it? An MJOP should be at most five years old. Read Reading an MJOP.
- What major maintenance is planned for the next five years? Roof, facade, window frames, lift, pipes.
- Has any maintenance been postponed? And if so, why?
- Are there plans to make the building more sustainable? Insulation, solar panels or a new installation cost a lot, and are often paid with a loan.
Money
- What is the current reserve fund balance? Not the balance from the last annual accounts. Read How big should a VvE's reserve fund be?
- When was the contribution last raised, and is a rise planned? Read What is a normal VvE contribution?
- Does the VvE have a loan, or is one being considered? Read VvE loan when buying.
- Has an extra contribution been decided or is one being discussed?
- Are other owners behind on payments? A lot of arrears means less money in the fund.
Governance and rules
- When was the last general meeting, and when is the next? Ask for the agenda too: it shows the decisions still to come.
- Is there a managing agent, and who? A professional managing agent or an active board usually supplies the documents quickly.
- Are there disputes or legal proceedings? With a contractor, an owner or the municipality.
What a vague answer can mean
| Answer | What it can mean | What you do |
|---|---|---|
| "I don't know, the VvE belongs to the owners" | The agent hasn't requested the documents | Ask them to request the documents from the managing agent or the board |
| "There is no MJOP" | The VvE may be saving too little; the legal minimum is then 0.5% of the rebuild value | Ask for the annual accounts and the insurance schedule, and do the sum |
| "That will be discussed soon" | A decision is coming that you will pay for after the transfer | Ask for the agenda and minutes; factor it into your offer |
| "The contribution has been the same for years" | Probably too little is being saved for rising costs | Set the balance against the MJOP |
| "There are no minutes" | The VvE doesn't meet or records nothing | A sign the VvE isn't working well |
| No answer, or repeated delays | Something the seller would rather not say, or nobody knows | Don't sign until you know |
A vague answer isn't always a bad sign. A small VvE sometimes simply has no managing agent. But it does mean you have to find out yourself, in the documents.
Frequently asked questions
Does the seller's agent have to answer honestly?
Yes. They work for the seller, but may not knowingly misinform you. They just don't have to advise you on your offer or on the risks.
What if the agent doesn't have the documents?
Ask them to request them from the VvE's managing agent or board. The seller is a member of the VvE and can always get them.
When should I ask these questions?
As early as possible: after the first viewing, and in any case before you make an offer. After the three-day cooling-off period you usually can't walk away without costs.
Got the answers and the documents? Do the VvE check before you buy: the free scan shows within a minute where the warning signs are, so you know what to ask next.