What an AppartementCheck report looks like

1. Summary & Risk Assessment

Risk assessment

HIGH risk — the reserve fund is structurally too low for three maintenance peaks of nearly €400,000 each, making an additional levy for buyers almost certain.

Key findings

• Reserve fund runs dry around 2028: at the current annual contribution of €55,313/year, the fund is expected to turn negative after the 2028 peak (~€385,000 for window frames and paintwork); the annual contribution needs to rise by at least 60% to prevent this.
• Three major maintenance peaks within less than ten years: 2023 (~€386,000), 2028 (~€385,000) and 2030 (~€310,000 including asbestos removal) each require nearly the entire current reserve balance — and the 2023 item is now in the past; verify with the VvE whether those window frames have actually been paid for and what the current reserve balance is.
• Structural technical risks are accumulating: ageing steel drainage pipes with recurring leaks, cyclically recurring wood rot, flat roofs at the end of their lifespan and an asbestos item of €120,000 make the maintenance burden larger than the MJOP (long-term maintenance plan) alone suggests.

What this means for you

As a buyer, you should seriously count on an additional levy or a steep increase in monthly service charges within the next three years — depending on the number of apartments, this could quickly amount to several thousand euros per unit. Before you make an offer, request the current reserve balance (as of today, not 2020), obtain written confirmation that the 2023 window-frame replacement has been fully completed and paid for, and have the asbestos locations in your specific apartment inspected.

2. Financial Health

Is the VvE paying its bills? If ongoing expenses are structurally higher than income, all owners have to make up the difference — including you as a new buyer.

Service charges

The total member contribution (service charges) amounts to €120,000.00 per year, or €10,000.00 per month for the entire VvE.

The number of apartments is not stated in this document, so the amount per apartment cannot be calculated. Not available — number of units is missing.

Cost breakdown

The actual costs for 2020 are as follows:

Notably, more than half of all contributions go directly into the savings pot for major maintenance. Whether that is sufficient depends on the maintenance plan (see section 3). Heating costs (€38,658 in advance payments, €38,523 in expenditure) run separately through the balance sheet and are settled with residents; these are separate from the service charges.

Budget vs. Actuals

Not available — only one document provided.

There is, however, a positive operating result of €11,266.09, meaning that in 2020 more came in than was spent. This surplus was added to the general reserve.

Verdict

LOW — Day-to-day operations are healthy: contributions comfortably cover costs, 2020 closed with a surplus of €11,266 and the non-payment issue from 2019 has been resolved. Whether the reserve fund is large enough for the maintenance plan is covered in section 3.

3. Maintenance & Reserve Fund

Is the building well maintained and is there money to pay for it? The MJOP shows what needs to happen in the coming years. The reserve fund determines whether the VvE can afford it — or whether an additional levy is on the way.

Planned maintenance

The coming 10 years feature significant peaks in the planning. These are the major items:

Notably, three years (2023, 2028, 2030) each cost nearly €400,000. These are heavy financial shocks for a VvE.

MJOP quality

The plan looks complete and detailed: it runs until 2042, contains approximately 65 components with intervals and start years, and covers facades, roofs, window frames, installations (central heating, heat meters), grounds and safety. That is positive.

Points of attention:

• There is an item for asbestos removal of €120,000 (planned 2030). This indicates the presence of asbestos — a concrete risk that may become urgent sooner.
• Wood rot has been identified as a cyclically recurring issue (every 5 years), which may point to a structural moisture problem or deferred paintwork.
• The start year is 2019; the financial statements are from 2020. Check whether the MJOP has been updated recently (after 2023), as the major item from 2023 (€386,479) is now in the past — ask whether those window frames have actually been replaced and paid for.

Reserve fund

• Maintenance reserve balance as at 31 December 2020: €359,533.
• Annual contribution (actual 2020): €55,313.
• Required annual contribution according to MJOP: €87,424 per year.

There is therefore a gap of over €32,000 per year between what is being set aside and what the MJOP requires.

The member contribution amounts to €120,000/year. The number of apartments is not stated in the documents, making it impossible to calculate the exact monthly contribution per apartment — request this information. The reinstatement value is also missing, so a check against the 0.5% standard cannot be made conclusively. The required €87,424/year implies a reinstatement value of approximately €17.5 million if that standard was followed — verify this.

Adequacy

No, the fund is not adequate at its current trajectory. A projection makes this clear:

At the current contribution of €55,313/year:

• 2023 after expenditure: ~€105,000
• 2028 after expenditure: ~−€94,000 (negative!)

The fund runs dry in 2028. That means an additional levy is almost certain.

Even at the recommended €87,424/year it remains tight: after 2030 only ~€3,000 remains. One unforeseen expense and the fund is in the red.

In concrete terms for you as a buyer: count on the VvE either having to raise the monthly contribution significantly (at least +60% relative to the current contribution), or imposing a one-off additional levy. With a shortfall of roughly €200,000–€400,000 around 2028, depending on the number of apartments, this could quickly amount to several thousand euros per unit.

Verdict

HIGH — the major maintenance peaks (3× nearly €400,000) combined with a too-low annual contribution and an asbestos item make an additional levy virtually unavoidable in the long run.

4. Management & Meeting Minutes

How is the VvE managed and what issues are there? The minutes reveal conflicts, outstanding decisions and how active the board is. A poorly managed VvE is a risk for every owner.

Management & Governance

The board is active and professionally supported by an external management company. Attendance is good: at the meeting of 19 April 2021, 74.8% of votes were represented, and at the meeting of 21 September 2020, 66.82%. That is more than sufficient for legally valid decision-making.

The board consists of three members. At the April 2021 meeting, a call was made for new board members — a sign that board capacity may be vulnerable and in need of reinforcement.

Decision-making runs smoothly and virtually unanimously: all proposals (financial statements, budget, discharge, mandates) were adopted, largely without any votes against. The audit committee is functioning and found no irregularities.

Governance point of attention: in 2019 there was an operating deficit of €3,372.45, partly caused by high, irrecoverable collection costs relating to a non-payer. A years-long debt recovery procedure (including an attempted forced sale) failed because the bank and municipality did not cooperate due to the owner's illness; part of the claim was written off as unrecoverable. This points to a historical non-payment issue, although it was resolved in 2020 (operating surplus €11,266.09).

Outstanding items

• Consultation/decision-making on window frame replacement: an action plan is to be presented in autumn 2021, with a survey and definitive proposal at the spring meeting. This is still ongoing and has major financial consequences.
• Setting up a central WhatsApp group: status "recorded", not yet implemented.
• Stairwell roof fan: after installation, a moisture measurement will follow and only then will a follow-up mandate for paintwork in the stairwell be granted — not yet completed.
• Charging points: still under investigation, complicated by the fact that the car park is public land with no assigned spaces.
• Replacement of HR boilers: the board is "working on this", no concrete decision yet.
• Solar panels: abandoned as not cost-effective, but the board continues to monitor developments.

Maintenance & Complaints

There is significant deferred/upcoming major maintenance:

• Exterior paintwork 2021–2022: €222,955 incl. VAT, excluding wood rot restoration. In 2018 there were already high costs for wood rot restoration.
• Wooden window frames (pine) in poor condition: replacement with plastic is planned in phases (2023, 2030, 2040). The fourth floor alone costs €230,000. This is a very large future investment.
• Kitchen floor leaks caused by ageing steel drainage pipes in the concrete floor. Preventive replacement is too costly; only localised repairs are carried out. Structural risk of recurring leaks.
• Condensation/wood rot in one of the stairwells due to inadequate ventilation; roof fan (mandate €1,650).
• Flat roofs have reached a lifespan of 13 years; replacement planned in 2032. Report of leakage and possible frost damage; one-off maintenance (€1,800).
• Heat meters (412 units) to be replaced, end of lifespan; mandate €16,500 with Techem.
• Break-in damage to entrance door (not covered by insurance); replacement €2,000.
• Recurring complaints about vermin, bicycles/materials stored in escape routes (fire safety) and non-compliance with the huishoudelijk reglement (house rules).

Red flags

• Very large future window frame replacement: the fourth floor alone costs €230,000; total replacement of all facade window frames is heading towards phasing in 2030 and 2040. Combine this with €222,955 in paintwork — check whether the MJOP and reserve fund cover this or whether additional levies/loans are looming.
• Ageing steel kitchen drainage pipes: structural leak risk, no preventive approach, only reactive repairs. Ask whether the specific apartment has already been affected.
• Single glazing in apartments: replacement with double glazing is at the owner's own expense, with no VvE reimbursement.
• Historical non-payment led to an unrecoverable claim and an operating deficit in 2019 — ask about the current level of service charge arrears.
• Fire safety: repeated findings of blocked escape routes; the insurer may refuse a pay-out in the event of a calamity.
• The call for new board members points to a vulnerable board composition.

Verdict

MODERATE — The VvE is well organised with active management, healthy attendance and a positive operating result in 2020, but very significant maintenance investments (window frames, paintwork, roofs) and a structural leak risk are hanging over the building; as a buyer you should thoroughly check whether the reserve fund and MJOP cover these costs.

5. Legal Aspects

What can and can't you do with the apartment? The splitsingsakte (deed of division) and the huishoudelijk reglement determine the rules — from letting to renovation. These are the rules you are bound by as a buyer.

Usage provisions

The splitsingsakte is based on Modelreglement 1992. Important points for you as a buyer:

• Letting/making available for use (article 24): You may make your apartment available to another person (for example by renting it out), but the user must first sign a declaration confirming they will comply with the regulations. As the owner, you remain personally liable for the obligations under the regulations.
• Note — possible consent requirement: This model includes an Annex 1 in which letting/making available for use may be made subject to the board's consent (articles 26a through 26d). The splitsingsakte for this building was provided as a scan without readable text, so whether this variant is included is something you will need to verify yourself. If it is, you will need consent before you can let the apartment or move in yourself.
• Renovations (articles 9, 13 and 14): Changes to common parts (even those located within your apartment), extensions/additions/underpinning and alterations to the architectural appearance or structure may only be made with the meeting's consent.
• Floor coverings (article 17, paragraph 5): Impact sound must be minimised as much as possible. Parquet or stone floors are not permitted, unless the board judges that no unreasonable nuisance arises.
• Open fireplace/open fire (article 17, paragraph 6): Only with the meeting's consent.
• Use in accordance with designated purpose (article 17, paragraph 4): You must use your apartment in accordance with the purpose stated in the deed (for example "residential"). Deviating use is only permitted with consent.
• Garden (article 22): Restrictions apply to tall trees, and placing cars, caravans, boats etc. requires consent.

Huishoudelijk Reglement

Provided, but without readable text (likely a scanned PDF). Ask the seller or the VvE for a legible version so you can assess the specific house rules (for example regarding pets, noise nuisance, permitted hours for renovation work, parking).

Chamber of Commerce & Registration

Not provided. No Chamber of Commerce extract has been included. Check whether the VvE is actively registered with the Kamer van Koophandel, whether a board has been appointed and whether the VvE is actually functioning (meetings, annual accounts, reserve fund).

Points of attention

• Uncertainty regarding letting: Because the deed itself (with the specific provisions and any Annex 1) was only provided as an unreadable scan, you currently cannot be certain whether letting is unrestricted or requires the board's consent. This is crucial if you intend to let the apartment.
• Joint and several liability upon transfer (article 28): As a buyer, you are jointly and severally liable together with the seller for any outstanding contributions relating to the current and preceding financial year. Always request a statement from the board regarding any arrears.
• Missing documents: Request a legible splitsingsakte, a legible huishoudelijk reglement and a Chamber of Commerce extract.
• Floor covering restriction: Bear in mind the hard-floor restriction if you are planning to lay parquet or tiles.

Verdict

MODERATE — The standard Modelreglement 1992 contains no notable deviations, but without a legible splitsingsakte, legible huishoudelijk reglement and Chamber of Commerce details, you do not yet know the specific rules for this building; request these documents before you buy.

6. Recommendations & Questions

Based on the complete analysis: what do you need to do concretely, what questions should you ask, and is this apartment a wise purchase?

Action points before signing

1. Have a structural survey carried out with specific attention to the condition of the wooden window frames, the steel kitchen drainage pipes and the flat roofs — these are the three structural risks that could directly affect your apartment.
2. Request the most recent documents: the updated MJOP (post-2023), the financial statements for 2021–2023 and the minutes of all meetings from autumn 2021 onwards — this will tell you whether the €386,479 window frame replacement has already been paid for and what the reserve fund actually looks like now.
3. Calculate your own exposure to an additional levy: request the number of apartments and your percentage share under the allocation key, and work out what a shortfall of €200,000–€400,000 around 2028 means concretely for your share.
4. Have the notary review the splitsingsakte and the huishoudelijk reglement for letting provisions, liability for leaks caused by VvE installations (steel drainage pipes) and the rules regarding single glazing.
5. Investigate the asbestos before purchase: contact the VvE to request the asbestos inventory (2030 item, €120,000) — if that report already exists, you want to know where the asbestos is located and whether your apartment is at risk before 2030.

Questions to ask

To the VvE:

• Has the 2023 window frame replacement (€386,479, fourth floor) actually been carried out and fully paid from the reserve fund? If so, what is the current balance?
• What is the exact balance of the maintenance reserve as of today, and has the annual contribution since been raised towards the required €87,424?
• Is a current asbestos inventory available, and which parts of the building are within scope for the €120,000 item in 2030?
• Are there currently any outstanding service charge arrears among members, and if so, at how many units?
• What is the current state of fire safety — are the escape routes now structurally clear and has the insurer been informed?

To the seller:

• Has the apartment ever experienced a leak via the kitchen drainage pipes, and if so: when, how was it remedied and were any repair costs incurred?
• Have any costs already been incurred or announcements received regarding additional contributions on top of the regular service charges, specifically for the window frame replacement or the paintwork?
• Is there single glazing in the apartment, and have any quotes or plans for replacement with double glazing already been obtained?

To the notary:

• What liability do I bear as a buyer for leaks caused by the communal steel drainage pipes running through my floor — does this fall under the VvE's insurance or is it at the owner's own expense?
• Are there currently any attachments, forced sales or legal proceedings ongoing within the VvE that could affect the transfer?

Conclusion

FURTHER INVESTIGATION — This VvE has a professional organisation and a healthy operating result, but the combination of a structurally too-low reserve contribution, three maintenance peaks of nearly €400,000 each and an asbestos item makes an additional levy of potentially several thousand euros per unit virtually unavoidable. Only purchase this apartment if you have first verified the current reserve position (post-2023), had the leak risk via the kitchen drainage pipes assessed by a structural surveyor, and are financially prepared for a substantial additional contribution around 2027–2030.

7. Appendix: Documents Assessed

Used for this analysis:

• Balans en Resultaatrekening 2020.pdf (financial statements)
• Balans en Resultaatrekening 2021.pdf (financial statements)
• Jaarrekening 2019-2020.pdf (financial statements)
• Jaarrekening 2020-2021.pdf (financial statements)
• Huishoudelijk regelement.pdf (huishoudelijk reglement)
• MJOP.pdf (mjop)
• MODELREGLEMENT BIJ SPLITSING IN APPARTEMENTSRECHTEN (1992).pdf (splitsingsakte)
• Splitsingsakte.pdf (splitsingsakte)
• Notulen 19 april 2021.pdf (minutes)
• Notulen 20 September 2020.pdf (minutes)

Received, outside scope of VvE analysis:

• Energielabel Digitaal.pdf
• Energielabel.pdf
• Verkoopbrochure.pdf
• Plattegrond Gebouw.pdf
• Eigendomsinformatie Kadaster (2 stuks).pdf
• Factuur.pdf
• Koopovereenkomst (concept).pdf

This report was automatically generated by AppartementCheck on the basis of the VvE documents provided. It does not replace professional legal or structural advice.