Short answer: an MJOP (meerjarenonderhoudsplan, long-term maintenance plan) says what maintenance the owners' association (VvE) has to do in the coming years, when, and at what cost. As a buyer you read it in five steps: how old is it, at what price level, what are the big items, what condition is the building in, and is there enough money in the reserve fund in every year. That last question is what it's all about: a year in which the balance drops below zero almost always means an extra contribution or a loan.
What's in an MJOP?
An MJOP is usually drawn up by a specialist firm or the managing agent, after inspecting the building. The standard parts:
| Part | What it shows |
|---|---|
| Inspection or condition assessment | The state of each element: roof, facade, window frames, lift, installations |
| Schedule | Per element: what maintenance, in which year, how often |
| Cost estimate | What each job costs, at a given price level |
| Reservation advice | How much the VvE should save each year |
| Cash flow or balance projection | The expected reserve fund balance, year by year |
Step 1: how old is it, and has it been adopted?
Look at the front page. Dutch law only counts an MJOP if it has been adopted by the general meeting, is at most five years old and looks at least ten years ahead. If it doesn't meet those, the VvE must reserve at least 0.5% of the rebuild value a year. Check that with the reserve fund calculator.
Whether the MJOP was adopted is in the minutes.
Step 2: at what price level?
The amounts in an MJOP apply to one year, the price level (prijspeil). If the MJOP is from 2020, the amounts are 2020 amounts. Dutch building costs rose by more than 50% between 2017 and 2023. An older MJOP therefore underestimates costs considerably, even if the schedule still holds.
Also check for indexation: a percentage by which costs rise each year. Without indexation, an estimate for ten years from now is too low.
Step 3: find the big items
Go to the schedule and look for the large amounts in the next five to ten years. Usually these are:
- replacing the roof;
- repairing the facade, pointing or balconies;
- replacing or painting window frames;
- renewing the lift;
- replacing pipes or the heating system.
If such an item falls in the years you live there, you pay your share. Divide the amount by the number of apartments (or better: use your share from the deed of division) for a first idea.
Step 4: what condition is the building in?
Many MJOPs use the Dutch NEN 2767 condition assessment. Each element gets a score from 1 (excellent) to 6 (very poor). A score of 4 or higher means maintenance is needed. If such an element is only scheduled years from now, ask why.
Also watch for items marked "p.m." or "nader te bepalen" (to be determined): there's no amount yet, but the maintenance is coming.
Step 5: is there enough money in every year?
This is the most important step. Find the balance projection: the reserve fund balance per year, after spending and reservation.
- Does the balance stay above zero every year? Then the plan is covered, at the MJOP's price level.
- Does it drop below zero anywhere? Then an extra contribution, a loan or postponed maintenance is coming in that year.
- No balance projection? Make one yourself: start with the current balance from the annual accounts, add the reservation each year and subtract the spending from the schedule.
Also compare the reservation in the MJOP with what the VvE actually saves according to the budget. If the VvE saves less than the MJOP advises, the balance projection no longer holds.
Red flags
- No MJOP, or an MJOP older than five years.
- An MJOP never adopted by the general meeting.
- A balance that drops below zero in one of the coming years.
- A reservation in the budget lower than the MJOP advises.
- Many items "p.m." or "to be determined".
- Elements with a poor condition score that are still scheduled far ahead.
Frequently asked questions
Is an MJOP mandatory?
Not strictly. A VvE must have a reserve fund and reserve a minimum: the amount from a valid MJOP, or 0.5% of the rebuild value. The Dutch government wants to make an MJOP looking thirty years ahead mandatory. Read The new VvE law.
Who draws up the MJOP?
Usually a specialist firm or the managing agent, commissioned by the VvE. The general meeting then adopts it.
Where do I find the reserve fund balance?
In the annual accounts, but those are often months old. Ask the managing agent or the estate agent for the current balance.
Rather not build the balance projection yourself? Have the MJOP and reserve fund reviewed: within a minute you see where the warning signs are, free, in English.
Sources
- Dutch Civil Code Book 5, article 126 (reserve fund and minimum reservation, Dutch)
- VvE.nl: Reservefonds VvE, hoe groot moet het minimaal zijn in 2026? (Dutch)
- Avinci Advocaten: MJOP binnen de VvE, verplichtingen en juridische risico's (Dutch)