● 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.
Do the VvE check before you buy an apartment
Yes, you can have a VvE check done yourself, even without a background in real estate or law. As a buyer you have a duty to investigate: you're deemed to know the VvE documents before you sign. ApartmentCheck checks finances, maintenance and governance in one go, and shows you within a minute, for free, where the risks are. A quick scan costs €49, the full analysis €249.
VvE reportSample · anonymised
VvE Voorbeeldhof · documents from 2019–2021
3. Maintenance & reserve fund
The VvE reserves €55,313 a year, while the MJOP asks for €87,424. 2023, 2028 and 2030 each bring peaks of €310,000 to €386,000. At the current rate the fund stands at around −€94,000 after 2028. On its current course the fund is not sufficient.
HighAn extra levy or a steep rise in service charges is almost unavoidable: easily several thousand euros per home.
From section 3 of the sample report
What's in your report
As a buyer you can't fall back on 'I didn't know' after the fact — the law assumes you've reviewed the VvE documents before buying. That duty to investigate sits with you, not the seller. But the documents themselves don't give you an overview: the financial figures are separate from the maintenance planning, and the minutes are separate from both. A risk that looks harmless in one document can look very different once you combine it with the other two. We put them side by side.
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.
Financial health
Low reserves, rising service charges, unexpected additional contributions.
Maintenance
Deferred maintenance, unrealistic budgets, postponed major works (window frames, roof, paintwork).
Governance
Conflicts, poor decision-making and recurring complaints in the minutes.
“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
What is a buyer's duty to investigate?
As a buyer you're deemed to have reviewed the VvE documents before the purchase. Not knowing about a risk that was in the documents isn't a valid excuse afterwards.
Which documents are covered by the VvE check?
Deed of division, maintenance plan, minutes, budget and annual accounts — together they give the full picture of finances, maintenance and governance.
When in the buying process should I do this?
Ideally as soon as you receive the VvE documents from the seller or agent, before signing the purchase agreement.
Is this enough for my mortgage application?
The report gives you and your mortgage advisor a clear overview of the VvE risks, on top of the lender's own requirements.
Meet your duty to investigate — 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.