Building inspection Utrecht knowledge base

Premiumkeur Utrecht inspects homes in the city of Utrecht and the surrounding municipalities, such as Nieuwegein, Maarssen, Zeist, De Bilt, Bunnik, Houten and IJsselstein. We are a branch of Premiumkeur B.V., an independent building inspection firm with its head office in Amsterdam (Chamber of Commerce (KvK) 81106130). The Utrecht branch is at Torreslaan 9, 3526 EZ Utrecht.

A standard building inspection costs € 499 including VAT for a home up to 800 m³. The inspection takes 1 to 1.5 hours on average. You will have the report within 2 working days. We work to NTA 8060, are NHG (National Mortgage Guarantee) recognised and NEN 2767 certified. We do not work with estate agents.

This knowledge base covers what you need to know as a buyer or owner in Utrecht and the surrounding area: the inspection, the costs, foundations and cellars, damp, roofs, owners’ associations (VvE) and the purchase agreement. After that come practical cases from our own reports from Utrecht and the surrounding places.

This page is the English version of our Dutch knowledge base (kennisbank). Reviews that clients wrote in English are on our page English reviews.

1. How a building inspection works

The inspection is a visual inspection: we look, measure and photograph, but we do not open anything up. The inspector walks through the house from roof to crawl space. That takes 1 to 1.5 hours on average.

What the inspector looks at

• The roof. The inspector goes onto it if that is safe and reasonable.
• The crawl space, if it is accessible: floor joists, moisture content, ventilation, pipes and the visible part of the foundation.
• Façades, cracks and tilt. In older houses we measure bed joints and floors.
• Installations: fuse box, central heating boiler, gas pipe, water, drainage, ventilation and smoke alarms.

What is not included

What we cannot see or reach is stated in the report, with the reason. An asbestos survey is not part of the inspection. If we see suspected asbestos material, we report it. Have a specialist firm investigate it before you sign.

The report

For each building part you get photos, a condition score under NTA 8060, an explanation and a cost indication including VAT. The costs are in three columns: needed immediately, within five years and improvements. An inspection is a snapshot of what was visible that day.

When to call us

Make your offer with a building inspection condition (voorbehoud) and call straight after the verbal agreement. The condition usually runs for only a few weeks. We can often come within 1 working day. If you already have a report from another firm and have doubts, we can do a second opinion (contra-expertise), from € 599.

2. Prices in Utrecht and the surrounding area

All amounts include VAT, as at October 2026. They are the same as the prices of Premiumkeur Amsterdam.

What repair costs

The report gives a cost indication for each defect. For foundation repair we give a price per m², not a total, because the differences between properties are large. Foundation repair costs from € 2,500 per m², with a cellar from € 3,500 per m². The finishing work afterwards costs from € 3,000 per m². Drawings and permit cost € 10,000 on average.

3. Building and living in Utrecht and the surrounding area

In our Utrecht reports, homes built before 1940 are common: 59 percent of the properties with a known year of construction. We also inspect many homes from the 1970s and 1980s in Nieuwegein, Maarssen and Houten.

• In the city centre, there are wharf cellars under the street along the Oudegracht. Owners restore them with help from Utrecht municipality, which owns the wharf wall (Utrecht municipality, neighbourhood bulletin, July 2025).
• Cellars are common in our Utrecht reports, also outside the city centre. Damp in the cellar is one of the most frequently mentioned defects (cases 10, 21, 22, 30 and 32).
• Many pre-war homes have a timber floor above a crawl space. Retrofit insulation with foam or chips can block the ventilation; the wood then gets wet (cases 2 and 5).
• An extension or annex often has a shallower foundation than the main house. This causes cracks at the junction (case 3).
• In the river area around Utrecht, the subsoil is often clay and peat. Which foundation a home has differs per street and per year of construction.

4. Foundations

Until around 1970, homes in the Netherlands were often built on timber piles (RVO). The year of construction says something about the type of foundation, but not about its condition. That only becomes clear from measurements. Our advice: for a house built before 1970, have the foundation investigated before you buy.

Signs

Tilting façades, bed joints that run out of line, cracks above windows and doors, sticking doors and sloping floors. A clear difference from the neighbours is also a sign. Cracks can have other causes too, such as shrinkage, a missing lintel or a subsided extension. Only measurements show whether the foundation is the cause.

The foundation label (funderingslabel)

Since 1 April 2026, every valuation report contains a foundation label from A to E. The valuer sets the label based on visible signs and online data. For class D or E, the valuer advises further investigation (Ministry of BZK, 1 April 2026). The label is a risk indication, not a foundation investigation.

Types of foundation investigation

1. Quick scan (phase 0): bed joint measurement and floor levelling during the inspection. Together with the inspection from € 898.
2. Phase 1: more extensive investigation above ground, € 699 to € 1,499. Archive research costs extra.
3. Phase 2: the foundation is dug out and examined up close. From € 3,000, excluding excavation.
4. Monitoring bolts: 8 to 10 bolts for € 1,179. After measuring for 2 to 3 years, you know how fast the property is sinking.

A tilt is a snapshot. If a property subsides evenly by less than 1 to 2 mm a year, further investigation is usually not needed. At more than 2 mm a year, phase 1 or phase 2 follows.

Who pays for repair?

In an apartment, the VvE pays and each owner contributes in proportion. If you share a party wall with the neighbours, you need their permission and usually pay your share.

More about foundation investigation can be found in the foundation investigation knowledge base.

5. Crawl space, damp, wood rot and dry rot (huiszwam)

Many homes in Utrecht from around 1900 to 1940 have a timber floor above a crawl space. With little ventilation or a high groundwater level, the beam ends in the façade get wet. That is where wood rot starts. We often see this in our reports from the region.

How we inspect the crawl space

We go in ourselves and examine the floor joists and the floorboards for wood rot, fungus and woodworm. We measure the moisture content with calibrated moisture meters; dry wood is around 12 percent. If the crawl space is lower than 20 cm, we use a crawl space robot with a camera. If there is water or suspected asbestos material, we do not go in.

Common defects

6. Roof, façade and equipment

We go onto the roof if it is safe to do so. For difficult leaks, we use a cherry picker or scaffolding at extra cost.

What we often see on roof and façade

• Flat bitumen roofs on extensions at the end of their life, and drains that are too small or blocked.
• Emergency repairs to roof covering and lead work that are not durable.
• Leaks at chimneys and where flues have been removed.
• Window frames with wood rot and sealant that has come loose.
• Balconies and roof terraces without a safe balustrade.

Equipment

7. Lifespan of building parts

These are indicative values. How long something really lasts depends on quality, location and maintenance.

8. Apartments, VvE and long-term maintenance plan

With an apartment, you buy part of the building. Ask for the minutes, the long-term maintenance plan (MJOP), the reserve fund and the annual accounts of the VvE. This is part of your duty to investigate. You request the deed of division with drawing from the Kadaster.

Banks often ask for an MJOP or the annual accounts for apartments. We can draw up an MJOP; for a small VvE (maximum 5 apartments) that costs € 899. The VvE pays for foundation repair to an apartment building.

9. Purchase agreement and duty to investigate

Always make your offer with a building inspection condition. If repair costs exceed the agreed amount, you can cancel the purchase free of charge.

10. Choosing an inspector

As a buyer, you may choose your own inspector. An inspector recommended through an estate agent may have a business arrangement with that agent. So ask whether the inspector pays the agent a fee.

In the Netherlands, anyone can call themselves a building inspector. What an inspection covers differs per firm and is set out in the general terms and conditions. Read them before you sign. Investigative journalist Bram Logger wrote about this: The small print of the home inspectors (Onderzoekscollectief Spit, 10 May 2023).

Questions you can ask any inspector:

• Do you measure the tilt of floors and bed joints?
• Do you go into the crawl space, or do you look from the hatch?
• Do you go onto the roof, or do you look from the ground or a ladder?
• What do your general terms and conditions say about foundation, roof and crawl space?
• Does the estate agent receive a fee if he refers me to you?

Premiumkeur does not accept assignments via estate agents and does not pay for referrals.

A word on free inspections

A free roof inspection, free roof leak detection or a free damp survey: you will often see these offers in Utrecht, usually from companies that also carry out the repair afterwards, such as roofers, plumbers and damp-proofing firms. It is a common business model. The inspection is paid for by the work that follows, which means the person judging the problem has an interest in the size of the solution.

If you have doubts about a quotation, ask for photos of the defects and have the quote split into what is needed to fix the problem and what is maintenance or improvement. If a lot of money is involved, or the problem returns after a repair, an independent investigation first is often worth it. Be careful if someone rings your bell unannounced, there is time pressure or cash is required. For doorstep sales of more than € 50 you generally have 14 days to cancel, according to the Dutch government (in Dutch); on Kassa (2015, in Dutch) the trade association for roofers advised against working with a company that only accepts cash.

11. Specialist investigation and baseline survey

• Dispute with a contractor: we assess the work and write an expert report, from € 599.
• Baseline survey: records the condition of your property before building work starts, at your property or your neighbours’. € 499.
• Handover inspection for new build or after a renovation: € 499.

12. Case studies from Utrecht

These cases come from our own reports from 2025 and 2026. Addresses and names have been left out. Amounts are the estimates from the report, at the price level of that year.

Case 1: Condensation in the crawl space and damaged façade panels in frame construction, Utrecht

Situation: Occupied linked house from 1980, stated as having 1 storey, no owners’ association (VvE). Reason in October 2026: an independent building inspection, without an additional foundation risk assessment.

Findings:

• The bituminous roof covering shows extensive crazing; replacement costs approx. € 14,500 (2026 prices).
• Panels on the façade, suspected to contain asbestos, are partly damaged or broken, which allows rainwater to get behind the cladding of the frame construction (€ 500, 2026 prices).
• Severe condensation was seen on the concrete walls in the rear crawl space compartment; the front compartment was dry (€ 2,000, 2026 prices).
• The fuse box has partly outdated fuses, no main switch and one earth leakage switch (€ 1,250, 2026 prices).
• Total immediate costs € 19,525 (2026 prices).

Advice: Replace the roof covering in the short term. Repair the damaged façade panels and have the structure behind them checked for moisture. Investigate the ventilation openings between the crawl space compartments and, if necessary, install mechanical ventilation with a moisture sensor.

What this shows: A crawl space can be dry in one compartment and damp in another if there is no airflow between them. With a timber frame, damaged façade cladding matters more than with brick.

Case 2: Damp timber floor behind PUR insulation in the crawl space, Utrecht

Situation: Occupied terraced house from 1926 with 3 storeys, no VvE. Reason in September 2026: an independent building inspection with an above-ground assessment of the foundation risk.

Findings:

• The underside of the timber ground floor is fully insulated with PUR foam, so the joists could not be assessed.
• A moisture reading of more than 24% was measured at an accessible spot, whereas below 12% counts as dry; there is only one ventilation opening at the front and rear.
• Mechanical crawl space ventilation with a moisture sensor is estimated at € 2,500 (2026 prices).
• Ground subsidence is approx. 1.8 mm per year and the front and rear façades are almost level; the foundation risk was assessed as low to medium.
• The roof covering of the low roof shows crazing; replacement costs € 3,000 (2026 prices).

Advice: Improve the crawl space ventilation. If there is doubt about the joists, have the PUR insulation removed locally for destructive testing, before signing the purchase agreement. For full certainty about the foundation, a foundation investigation phase 2.

What this shows: Insulation under a timber floor can hide the condition of the joists; a moisture reading then gives an indication, but no certainty about timber rot.

Case 3: Cracks at a later extension, Utrecht

Situation: Occupied flat from 1921 with 1 storey, no VvE, with an extension from 2002. Reason in September 2026: an independent building inspection, without an additional foundation risk assessment.

Findings:

• Slight cracking was seen on the inside and outside of the extension; the crack pattern gives the impression that the extension is subsiding slightly towards the rear and may still be settling.
• The roof covering of the extension from 2002 is nearing the end of its life of 20 to 25 years; replacement is estimated at € 4,000 long-term costs (2026 prices).
• The high roof could not be accessed; an invoice shows that the roof covering was renewed in 2022.
• The floor joists in the crawl space have been renewed and are in good condition; a drain under the bathroom shows traces of an earlier leak.

Advice: Monitor the cracks periodically and have a foundation investigation carried out if they increase, are active or exceed a width of 3 mm. Have the drain under the bathroom inspected and, if necessary, cleaned or repaired.

What this shows: An extension often has a different foundation from the original house, which can cause slight cracks at the junction; monitoring then gives more insight than acting straight away.

Case 4: Concrete rot (betonrot) from leaking balconies in a VvE, Utrecht

Situation: Row of occupied terraced houses with 3 storeys, VvE yes; year of construction not stated. Reason in September 2026: the VvE, as client, asked for an independent investigation into the condition of the balconies.

Findings:

• In several places the balconies are not watertight; the moisture penetration has caused concrete rot and damage to the steel structure underneath.
• An internal corner lets rainwater through and the pointing on the outside shows penetrating damp.
• Tiles on the balcony edge are not watertight and the paint on the concrete has come loose.
• Lead flashings keep holding water and plasterwork has come loose.

Advice: Remove loose parts, sandblast, derust and protect the reinforcement, seal cracks with epoxy mortar, renew lead flashings and pointing, and replace the edge tiles with a zinc capping. Only paint the underside once the top side is demonstrably watertight; first have one balcony repaired as a trial.

What this shows: Concrete rot under a balcony is often the result of leaks at the top; repairing the underside only makes sense once the waterproofing above is in order.

Case 5: Wet supporting beam (onderslag) under an insulated floor, Utrecht

Situation: Occupied terraced house from 1933 with 3 storeys, no VvE. Reason in September 2026: an independent building inspection, without a foundation risk assessment.

Findings:

• The crawl space is insulated and has a ground membrane, but an extremely high moisture percentage was measured at the supporting beam, with mould and timber decay.
• In the bathroom a large number of floor tiles sound hollow, the fall in the shower is wrong and there is no visible earthing point.
• Lead flashings are cracked and have been repaired temporarily with tape.
• Immediate costs in total € 6,900, of which € 2,500 bathroom and € 2,000 crawl space; for the timber façade cladding € 10,000 in the long term (2026 prices).

Advice: Have the supporting beam assessed in the short term and, if necessary, reinforced or replaced, with a damp-proof layer against the wall. Renew the bathroom tile floor completely, and before purchase request documentation for the extension and consider a foundation risk assessment.

What this shows: An insulated crawl space with a ground membrane can look tidy while one structural beam is still wet and decayed. That is why it pays to measure in several places.

Case 6: Overdue maintenance and pipe insulation suspected to contain asbestos, Utrecht

Situation: Occupied terraced house from 1956 with 3 storeys, no VvE. Reason in September 2026: an independent building inspection, without a foundation risk assessment.

Findings:

• The exterior paintwork at the front and at the dormers is poor; the window frame of the dormer is so badly affected by timber rot that local repair is no longer possible.
• Old, thick pipe insulation with a white bandage is suspected asbestos; no sample was taken.
• The fuse box has one earth leakage switch and no main switch.
• Slightly raised moisture readings were measured at the cast-iron drainage; the crawl space itself was dry.
• Immediate costs in total € 21,050, including € 6,500 paintwork, € 4,000 shed and € 3,000 chimneys; drainage € 2,000 in the long term (2026 prices).

Advice: Do not damage the insulation and have an asbestos survey carried out before any work. Replace the dormer frame, replace the fuse box with one with at least 10 to 12 circuits, and replace the drainage in the long term.

What this shows: In houses from the 1950s, old pipe insulation is a point of attention: without a sample, asbestos cannot be confirmed, but it cannot be ruled out either.

Case 7: Damp patch in the front façade caused by a leaking frame junction above, Utrecht

Situation: Occupied terraced house from 1930 with 2 storeys, no VvE. Reason in September 2026: a follow-up investigation into raised moisture readings on the inside of the front façade, which also looked at the flat above.

Findings:

• The highest moisture readings are at the top left of the living room frame and decrease gradually downwards and to the right.
• No comparable moisture pattern was found elsewhere in the front façade, which makes penetrating damp through the whole façade less likely.
• Through a small inspection hole in the ceiling, little could be seen through the insulation material.
• In the flat above, no pipes or sanitary fittings were found at that spot; the junction between the window frame there and the façade is locally not watertight.

Advice: First have the junction around the frame above made watertight, then follow the moisture pattern at the same measuring points. If the readings stay high or rise after rain, open the ceiling locally.

What this shows: The pattern of moisture readings can point to the source, even if it is one floor higher. After repair, moisture can remain measurable for months without there still being a leak.

Case 8: Wet joist layer without crawl space hatch, but low foundation risk, Utrecht

Situation: Occupied terraced house from 1936 with 3 storeys, cellar and balcony, no VvE. Reason in July 2026: an independent building inspection.

Findings:

• There is no crawl space hatch; through an opening from the cellar, approx. 20% moisture was measured in a floor joist, where below 12% counts as dry, with presumed white mould.
• At the rear there are no or very few ventilation openings; the cellar walls show traces of moisture.
• Bed joint measurements and floor levelling fall within damage category nil; the façade cracks are presumably caused by rusting fixings of the balcony balustrade.
• The central heating boiler from 2009 is past its life of 12 to 15 years.
• Immediate costs in total € 21,650, including € 5,500 paintwork and € 2,350 central heating boiler (2026 prices).

Advice: Have a crawl space hatch made and carry out a crawl space survey before purchase, and add extra ventilation openings. Further foundation investigation is not needed at this time.

What this shows: Façade cracks need not be a foundation problem; measurements can tell the difference. A missing crawl space hatch can, however, hide a moisture problem in the floor.

Case 9: Floor joists with more than 40% moisture and woodworm, Utrecht

Situation: Occupied terraced house from 1934 with 3 storeys, no VvE. Reason in July 2026: an independent crawl space inspection; the client was planning to insulate the floor.

Findings:

• More than 40% moisture was measured in the floor joists, where normally it is below 12%.
• Under the living room, almost all inspected beam ends are severely and irreparably affected; the load-bearing capacity there is no longer guaranteed.
• Woodworm is present in several places, possibly still active in a few.
• At the rear, ventilation openings are missing and there is a lot of building waste in the crawl space.

Advice: Do not fit floor insulation while the joists are this wet, and make at least two ventilation openings of 100 mm at the rear plus openings in the internal walls. Given the beam repair, woodworm treatment and ventilation needed, also consider a new insulated combination floor.

What this shows: Insulating a wet timber floor can trap the moisture. In cases of severe decay, a new floor can be a better choice than repair.

Case 10: Damp cellar and weathered chimneys in a house from 1906, Utrecht

Situation: Occupied terraced house from 1906 with 3 storeys, no VvE. Reason in July 2026: an independent building inspection without an additional foundation risk assessment, in a foundation risk area.

Findings:

• The pointing of the chimneys is in poor condition; full renovation is estimated at € 7,500 (2026 prices).
• In a cupboard in the loft, a leak trace with moisture readings above the limit value was measured, presumably via the chimney flue.
• The cellar walls and the side façade at the entrance show moisture readings that clearly exceed the limit values; no ventilation is visible in the cellar.
• On the first floor there is softboard that is a fire hazard; replacement is estimated at € 4,000 (2026 prices).
• The balustrade of the roof terrace has play in it. The total of the costs is € 30,975 (2026 prices).

Advice: Have the cause of the moisture in the façade investigated by a leak detection company and have the chimneys renovated. Making the cellar permanently watertight usually requires extensive and costly measures. For certainty about the foundation: a foundation investigation before signing.

What this shows: Leak traces inside can have their cause outside, such as poor chimney pointing. A damp cellar in an old building can often not be solved with cosmetic repairs.

Case 11: Loose tiling and a cracked canopy in a 1930s house, Utrecht

Situation: Occupied terraced house from 1933 with 3 storeys, no VvE. Reason in July 2026: an independent building inspection without an additional foundation risk assessment.

Findings:

• A lot of cracked and loose tiling was seen at the shower, presumably due to an underlying moisture source; full bathroom renovation is estimated at € 15,000 (2026 prices).
• The concrete canopy above the front door shows cracking and subsidence; the cause cannot be determined visually.
• The bay window has repaired cracking, possibly due to local subsidence with an insufficient foundation.
• A sill has been repaired temporarily with a batten that is already cracking again.
• In the crawl space, 16% moisture was measured in the joist floor at the rear façade; the total of the costs is € 21,800 (2026 prices).

Advice: Have the canopy assessed by a structural engineer before signing the purchase agreement, because replacement can mean considerable costs. Check the repaired cracks at the bay window periodically and, if in doubt, have a crack or foundation investigation carried out.

What this shows: Recent paintwork can hide older timber rot or temporary repairs. Loose tiling is often a sign of moisture behind it, not only of poor tiling.

Case 12: Timber rot in supporting beam and beam ends under a flat, Utrecht

Situation: Occupied flat from 1932 with 1 storey, no VvE. Reason in June 2026: an independent inspection of the crawl space.

Findings:

• The beam ends of the supporting beam and of a floor joist at the front are severely affected by timber rot; the load-bearing capacity is at stake.
• At the bearing on the brick piers, moisture is drawn into the timber by capillary action.
• More than 25% moisture was measured in the floor joists, where approx. 12% is normal.
• The beam ends under the extension are also affected; there are no ventilation grilles in the outer wall there.
• Open junction boxes with bare wiring lie in the crawl space.

Advice: In the short term have the affected ends replaced or built up and re-seated, with a damp-proof layer between pier and beam. Replace the floor joists under the extension completely during a larger renovation, fit at least two ventilation grilles and install mechanical crawl space ventilation.

What this shows: Timber rot often starts at the bearings, where timber is in direct contact with damp brickwork. In cases of large-scale decay, replacing is sometimes wiser than repairing locally.

Case 13: Large maintenance backlog, but low foundation risk, Utrecht

Situation: Occupied terraced house from 1950 with 3 storeys, no VvE. Reason in June 2026: an independent building inspection with an additional foundation risk assessment phase 0.

Findings:

• All window frames show timber rot; replacement is estimated at € 17,500 (2026 prices).
• There is no central heating system, only an electric boiler; a complete central heating system is estimated at € 15,000 (2026 prices).
• The dormer, the bathroom, the toilet and the stairs to the loft are advised to be replaced; total of all costs € 91,875 (2026 prices).
• A floor levelling survey on the first floor gave a maximum height difference of 8 mm; ground subsidence is approx. 2.2 mm per year.
• A bed joint measurement was not possible because of the façade plaster; the foundation risk is classified as score B.

Advice: Have the window frames, dormer, gutters, fuse box and wiring replaced and install a central heating system. Given the measurements, there is no immediate reason for additional foundation investigation; only specialist investigation gives full certainty.

What this shows: A house with a large maintenance backlog can still have a low foundation risk. If façade plaster makes a bed joint measurement impossible, a floor levelling survey can give an indication.

Case 14: Wet joist floor with woodworm: repair or new floor, Utrecht

Situation: Occupied terraced house from 1906 with 2 storeys, no VvE. Reason in June 2026: an independent inspection of the crawl space, with plans to insulate the floor.

Findings:

• More than 26% moisture was measured in the floor joists, where below 12% is usual.
• Several floor joists and beam ends are so severely affected that the load-bearing capacity is no longer guaranteed; these have been marked on site.
• Woodworm is present in several joists, possibly still active in a few places.
• Some of the ventilation openings are blocked with dirt and the ventilation of the crawl space is insufficient.

Advice: Insulating is not recommended at these moisture levels, because the moisture would then be trapped further. Consider having a new, insulated combination floor made instead of repair; if repairing, have the woodworm assessed and install mechanical ventilation.

What this shows: Floor insulation under a wet timber floor can make the moisture problem worse. If repair, treatment and ventilation together become expensive, a new floor can be the better choice.

Case 15: Leak in the crawl space and a chimney taped over as a temporary fix, Utrecht

Situation: Occupied terraced house from 1961 with 2 storeys, no VvE. Reason in May 2026: the client asked for an independent building inspection, without an additional foundation risk assessment.

Findings:

• In the crawl space, a considerable leak was seen at the kitchen and toilet; cause and extent could not be determined.
• At the chimney flue, leak traces and slightly raised moisture readings were measured inside; outside, the chimney has been taped over locally with roofing material. € 2,500 is included for repair (2026 prices).
• A lot of water stays on the flat roof and there is no separate rainwater drain; the water only drains away via the neighbouring plot.
• Total: € 15,000 immediate and € 4,650 long-term (2026 prices).

Advice: Before purchase, have a leak detection survey carried out on the leak in the crawl space, and if in doubt about the floor, destructive testing. Have the chimney repaired professionally with rain caps and have a separate rainwater drain installed for the roof.

What this shows: A leak under the floor often only becomes visible in the crawl space. A chimney taped over with roofing material is an emergency fix, not a repair.

Case 16: Rusted-through steel load-bearing structure under a ground-floor flat, Utrecht

Situation: Occupied ground-floor flat from 1930, building with 2 storeys. The property details state no VvE, but the balcony, crawl space and roof are treated as presumably part of the VvE. Reason in May 2026: an independent building inspection.

Findings:

• A steel load-bearing structure in the crawl space is severely corroded and in places almost completely rusted through; the load-bearing capacity of the floor and possibly of the load-bearing walls above is at stake.
• At a supporting beam, a moisture percentage of more than 22% was measured, where below approx. 12% counts as dry; the timber joist floor has been completely sprayed with insulation foam and cannot be assessed properly.
• Cost indication: € 3,000 for the crawl space and € 1,500 for the balcony, total € 5,800 immediate (2026 prices).

Advice: Have a contractor and/or structural engineer replace or support the affected load-bearing structure immediately, to prevent further damage and a possible risk of collapse. Ask the VvE for the maintenance plan, also for the roof that was not inspected.

What this shows: In a ground-floor flat, the biggest risk can be under the floor, out of sight. Insulation foam against a timber floor can hold moisture and makes the structure hard to check.

Case 17: Stepped crack at the downpipe while the house is level, Utrecht

Situation: Occupied terraced house from 1968 with 3 storeys, no VvE. Reason in March 2026: the client asked for an independent building inspection with an additional foundation risk assessment (phase 0).

Findings:

• The bed joint measurement shows approx. 5 mm height difference for both front and rear façades; the upper floor deviates by only a few millimetres.
• At the rear there is a stepped crack at the rainwater drain; sand can wash in through the pipe penetration in the crawl space.
• The timber joist floor had a moisture percentage of 11.9%, within the limit of approx. 12%.
• The dormer has timber rot and an ageing roof covering; € 15,000 is included for renewal, and € 15,000 as an improvement for a vapour-permeable membrane under the roof tiles (2026 prices).

Advice: If in doubt, have a foundation investigation phase 2 carried out before the purchase agreement, and before the pointing is repaired. Renew the dormer and have the ground floor insulated under the underfloor heating.

What this shows: A crack in the façade can have a local cause, such as sand washed out at a downpipe, while the house as a whole is level.

Case 18: Cracks in the brickwork with no sign of foundation problems, Utrecht

Situation: Occupied semi-detached house from 1915, no VvE; the number of storeys was not filled in. Reason in March 2026: the client asked for an independent building inspection.

Findings:

• Around the house there are mainly vertical cracks in the brickwork; above the extension at the rear they are larger.
• The bed joint measurement gave a maximum of 9 mm height difference and the floor levelling survey a maximum of 12 mm, both within the usual margins.
• The timber structural floor had a moisture percentage of 12.8%, slightly raised; the supporting beam has previously been supported with piers.
• The exterior paintwork is poor to moderate: € 10,000 immediate. Total € 13,275 immediate and € 5,500 long-term for pointing (2026 prices).

Advice: Have the cracks above the extension assessed further to establish the cause and the repair; a foundation investigation phase 2 only if more certainty is wanted. Have the paintwork renewed completely.

What this shows: Cracks in brickwork need not come from the foundation; thermal expansion, missing expansion joints or a renovation can also be the cause.

Case 19: Subsidence of 48 mm and severe damp in an end-of-terrace house, Utrecht

Situation: Occupied end-of-terrace house from 1920, no VvE; the number of storeys was not filled in. Reason in March 2026: the client asked for an independent building inspection with an additional foundation risk assessment (phase 0).

Findings:

• The bed joint measurement shows a subsidence to the right and to the front, with approx. 48 mm deviation at the right side façade; the report calls this large and structurally risky.
• On the ground floor at the wall shared with the neighbours there are very many damp patches; the moisture measurements clearly exceed the limit values. Indication: € 25,000 for injection and repair (2026 prices).
• On the landing the upper floor slopes; the cause cannot be determined because of a lowered ceiling.
• The chimney flue is suspected asbestos (€ 4,500). Total € 47,150 immediate and € 5,000 long-term (2026 prices).

Advice: Install survey bolts and have a foundation investigation phase 2 carried out. Have a leak detection company investigate the cause of the moisture and a structural engineer the sloping floor, before the purchase agreement.

What this shows: One measurement does not tell whether subsidence is still continuing; repeated measurements are needed for that.

Case 20: Condensation in the crawl space and an old leak trace at the roof window, Utrecht

Situation: Occupied terraced house from 1985 with 3 storeys, no VvE. Reason in February 2026: a building inspection, without an additional foundation risk assessment.

Findings:

• In the crawl space there is a lot of condensation on the underside of the insulation; the ventilation grilles are partly blocked by a raised terrace.
• Under the roof window a leak trace is visible; the roof window has already been renewed and the moisture measurements did not exceed the limit values. Repair of the finishing: € 350 (2026 prices).
• The central heating boiler is from 2014 and is nearing the end of its life of 12 to 15 years; long-term costs for replacement € 2,000 (2026 prices).
• The exterior paintwork is moderate with hairline cracks (€ 4,000, 2026 prices) and open wiring is visible in the fuse box.

Advice: Clear the ventilation grilles and, if necessary, consider mechanical ventilation of the crawl space (€ 1,750, 2026 prices), and have the pipework there fixed properly. Have the open wiring repaired by an electrician and have the boiler serviced before moving in, with a carbon monoxide detector as well.

What this shows: A leak trace does not always mean an active leak; a moisture measurement shows whether the problem is still there. A raised terrace can obstruct the ventilation of the crawl space.

Case 21: Severely damp cellar under a building with a core from c. 1450, Utrecht

Situation: Unoccupied terraced house in the city centre with 3 storeys and a VvE; the core of the building dates from c. 1450. Reason in January 2026: a building inspection.

Findings:

• Throughout the cellar, damp patches, crumbling wall finishes and heavy mould on the stairs and walls were found; a dehumidifier is already in place.
• Concrete rot with rusted-through steel parts was found in the cellar; the cellar is estimated in the cost table at € 40,000 (2026 prices), as a VvE item.
• Throughout the house there are damp patches and mould at the bottom of the walls and a lot of black mould at windows and frames.
• The pipework shows rusted gas pipes, rusting cast-iron drainage with tape at the joints and material suspected to contain asbestos (€ 2,000, 2026 prices).

Advice: A structural engineer should assess the concrete floor and the load-bearing capacity of the brickwork, and a specialist should arrange structural damp treatment, with several quotes before signing. In addition, further investigation into the roof, rear façade, balcony and the reserves of the VvE.

What this shows: In a building with a centuries-old core, the oldest parts are often behind later finishes; without destructive testing, hidden defects may remain. Moisture from the cellar can show up throughout the house.

Case 22: Level house with a leaking cellar and rotten window frames, Utrecht

Situation: Occupied terraced house from 1935 with 3 storeys, no VvE. Reason in December 2025: a building inspection with an additional foundation risk assessment phase 0.

Findings:

• The bed joint measurement shows a perfectly straight front façade and 3 mm height difference in the rear façade; the floor levelling survey gives a maximum of 12 mm over the floor.
• There are traces of moisture around the cellar walls; the cellar is not watertight (indication for repair € 20,000 as an improvement, 2025 prices).
• 12.7% moisture was measured in the joists above the crawl space and fresh bore dust possibly points to active woodworm (€ 2,250, 2025 prices).
• The window frames in the rear façade are affected by timber rot (replacement € 18,500) and the shed and garden boundary walls need replacing (€ 15,000), both 2025 prices.

Advice: Replace the rear façade frames, shed and garden boundary walls and have the woodworm treated. According to the report, only a new concrete cellar makes the cellar truly watertight; refurbishing gives no certainty. A foundation investigation phase 2 is only needed if more certainty is wanted.

What this shows: A house can stand straight above ground and still have substantial costs for the cellar, window frames and outbuildings. A foundation risk assessment says nothing about the rest of the maintenance.

Case 23: Damp joist floor and façades in a house from 1880, Utrecht

Situation: Occupied terraced house from 1880 with 2 storeys, no VvE. Reason in December 2025: a building inspection without a foundation risk assessment; the client wants to renovate the house.

Findings:

• Well above 26% moisture was measured in the timber joist floor, where below 12% counts as dry; the crawl space could not be entered.
• Extremely raised moisture readings were measured at skirting height in the front and rear façades and in the load-bearing walls.
• The roof boarding at the front is weathered and has no water-resistant layer; renovation € 12,500 (2025 prices).
• The exterior paintwork is in very poor condition (€ 9,000) and the chimney shows penetrating damp (€ 2,750), both 2025 prices.

Advice: Before signing, have the cause of the moisture investigated by a damp specialist and, if in doubt, have destructive testing carried out on the joist floor. Because of the observed tilt of the floor and the location in a foundation risk area, the report advises additional foundation investigation.

What this shows: A moisture measurement on the joists gives an indication if the crawl space is not accessible, but no certainty about timber rot. A sloping floor can be a reason to have the foundation investigated.

Case 24: Overdue maintenance in a house from 1928, Utrecht

Situation: Occupied terraced house from 1928 with 3 storeys, no VvE. Reason in November 2025: a building inspection for the client, without a foundation risk assessment.

Findings:

• The exterior paintwork is very poor; completely new paintwork is estimated at € 12,500 (2025 prices).
• In the crawl space the substructure at the chimney breasts has subsided and joists under the kitchen floor are affected; estimated at € 7,500 (2025 prices).
• The joist layer gave a moisture reading of 12.6%, a minimal excess over the 12%.
• The fuse box has automatic fuses; replacement including wiring is estimated at € 5,500 (2025 prices).
• Immediate costs total € 33,775, plus € 22,500 for double glazing as an improvement (2025 prices).

Advice: Deal with the paintwork, chimney, zinc work on the bay window and fuse box immediately. Have the subsided substructure and affected joists repaired by a contractor, and request quotes.

What this shows: In an older house, many smaller maintenance items can add up to a large amount. A slightly raised moisture reading in the joist layer is not the same as a moisture problem.

Case 25: Floor 81 mm out of level and poor foundation risk, Utrecht

Situation: Unoccupied terraced house from 1919 with 2 storeys, no VvE. Reason in October 2025: a building inspection with foundation risk assessment phase 0 for the client.

Findings:

• The floor levelling survey gives a maximum height difference of 81 mm at the rear compared with the front: damage category structurally very large.
• The bed joint measurement gives 18 mm subsidence to the left of the front door and 18 mm at the rear; the 51 mm on the right is less reliable because of new brickwork.
• The top 3 to 4 metres of soil consist of clay and peat.
• An active leak was measured in the roof boarding and timber rot at the ridge purlin; roof renovation is estimated at € 17,500 long-term (2025 prices).
• Bathroom renovation is estimated at € 12,500 (2025 prices).

Advice: The foundation risk has been assessed as poor. On purchase, install survey bolts and measure them annually for at least five years; for more certainty, a second phase of foundation investigation.

What this shows: Several measuring methods together give a more reliable picture than one measurement, especially if a measuring point is in renewed brickwork.

13. Case studies from the Utrecht area

We also carry out many inspections outside the city, including in Nieuwegein, Maarssen, Zeist, Bilthoven, Bunnik, Driebergen and Odijk.

Case 26: Few defects in a terraced house from 1990, Maarssen

Situation: Occupied terraced house from 1990 with 3 storeys, no owners’ association (VvE). Reason in September 2026: a building inspection for the client, without a foundation risk investigation.

Findings:

• The immediate repair costs total € 2,325 (2026 price level).
• The fuse box has no main switch and only one earth leakage switch; the adjustment is estimated at € 400 (2026 price level).
• The gas tap for the cooker cannot be reached; the adjustment is estimated at € 200 (2026 price level).
• The foam seal at several roof windows is completely weathered; repair is estimated at € 350 (2026 price level).
• The crawl space (kruipruimte) was dry; the floor insulation is interrupted at pipe penetrations.

Advice: Have the fuse box adjusted by a certified electrician, make the gas tap accessible and replace the foam seal. Have an electrical safety inspection carried out after purchase.

What this shows: Even a newer home in reasonable condition can have safety issues, such as a gas tap that cannot be reached or a fuse box without a main switch.

Case 27: Active moisture penetration and outdated fuse box in a linked house, Odijk

Situation: Occupied linked house from 1993 with 2 storeys, no VvE. Reason in September 2026: a building inspection without a foundation risk phase 0 investigation.

Findings:

• At one location the moisture measurement gave values above the limit: active moisture penetration; € 500 included (2026 price level).
• At other places with leak traces, no raised moisture values were measured.
• The fuse box has automatic fuses that are now regarded as unsafe; € 1,200 is included for replacement (2026 price level).
• The cover strips of the façade cladding on the extension (aanbouw) no longer fit, so rainwater can get behind the cladding.
• The central heating boiler from 2008 has exceeded its service life (€ 2,200 long-term costs) and a carbon monoxide detector is missing.

Advice: Before signing the purchase agreement, have a leak detection survey carried out into the active moisture penetration. Have the fuse box replaced and the façade cladding connections repaired in the short term.

What this shows: Leak traces can be dry, but measuring shows which spot is still active. An open seam in façade cladding can cause wood rot behind it that can only be established destructively.

Case 28: Tilt (scheefstand) of 48 mm at storage rooms under a balcony, Nieuwegein

Situation: Occupied end-of-terrace house from 1932 with 3 storeys in a complex, no VvE. Reason in August 2026: a foundation risk phase 0 investigation for the client.

Findings:

• At the junction of the façade sections a crack runs over almost the full height, also visible inside.
• The rear façade has a height difference of about 25 mm over roughly 5 metres (about 1:200), moderate architecturally.
• The storage rooms under the enlarged balcony have subsided by about 48 mm over roughly 3.5 metres (about 1:73), very large structurally.
• According to archive drawings, the complex stands on a concrete frame on piles; the top 5 metres or so of soil is soft and the ground is sinking by about 2 mm per year.

Advice: Install a measuring bolt in the corner of the subsidence and measure it annually for at least five years; if settlement is active, carry out a phase 2 investigation. Have a structural engineer assess whether the storage rooms support the balcony.

What this shows: A building on piles can still show cracks because of attached parts with a different foundation. The overall foundation risk was assessed as moderate.

Case 29: Timber-frame house with leak traces and unearthed wall sockets, Nieuwegein

Situation: Occupied terraced house in timber-frame construction from 1979 with 2 storeys, no VvE, with extensions at the front and rear. Reason in July 2026: an independent building inspection for the client.

Findings:

• Leak traces were seen in several places; only at the stairwell were slightly raised moisture values measured. € 500 is included for additional leak detection (2026 price level).
• The wall sockets are mostly unearthed; € 4,000 is included for modernisation (2026 price level).
• The exterior paintwork is poor, with wood rot mainly at the glazing beads: € 2,750 immediate (2026 price level).
• One double-glazed unit in the frontage of the extension is leaking: € 750 immediate and € 5,000 long-term for the remaining old glass (2026 price level).
• The floor levelling stayed within the margins by a few mm; foundation risk category A (low).

Advice: If in doubt about hidden moisture in the structure, have a leak detection survey carried out before signing the purchase agreement. Have the electrics modernised and the wood rot repaired before painting.

What this shows: In timber-frame construction, a watertight outer shell and safe electrics are extra important. A visual inspection cannot rule out hidden moisture in walls and floors.

Case 30: Damp cellar and cracks around a recessed balcony, Bilthoven

Situation: Occupied terraced house from 1958 with 3 storeys and a cellar, no VvE. Reason in July 2026: an independent building inspection for the client, without an additional foundation risk phase 0 investigation.

Findings:

• Raised moisture values were measured around the cellar walls; the cellar is probably not fully waterproof.
• A wood moisture content of about 19% was measured in the timber joist floor in the crawl space, slightly raised; the ventilation openings are partly blocked.
• Cracks in the brickwork are probably caused by thermal movement of the recessed balcony: € 800 immediate (2026 price level).
• The lead flashing at the chimney has been repaired provisionally with tape: € 600 (2026 price level).
• The fuse box has outdated automatic fuses; replacement € 1,200 (2026 price level).

Advice: Ask the occupants whether there has been water in the cellar and monitor the damp patch at the chimney, possibly with leak detection before signing. Clean the ventilation openings and have the fuse box replaced.

What this shows: Cracks in brickwork can also be caused by thermal movement of a balcony. The client buys an older cellar with raised moisture values in the condition it is in.

Case 31: Sockets that look earthed but are not, Driebergen-Rijsenburg

Situation: Occupied terraced house from 1991, no VvE. Reason in July 2026: a building inspection without a foundation risk phase 0 investigation.

Findings:

• In several places there are earthed wall sockets that are not connected to a protective earth; € 1,200 is included for this (2026 price level).
• In the crawl space under the extension there is heavy condensation under the floor, there is building waste and drain pipes are insufficiently supported; € 1,500 included (2026 price level).
• Leak traces on the chipboard roof sheathing showed no raised values in the moisture measurement; a section under the dormer has been boarded over with plasterboard and cannot be inspected.
• The rear roof window is weathered and split (€ 250 immediate, € 1,500 long-term), and the central heating boiler from 2014 is nearing the end of its service life (€ 2,000 long-term, 2026 price level).

Advice: Have an electrician connect the wall sockets to a protective earth or replace the cover frames with unearthed versions. Clear the crawl space, have pipes supported and improve the ventilation.

What this shows: An earthed socket does not mean there is actually earthing. A boarded-over section of roof sheathing is a reason to ask about earlier leaks.

Case 32: Cellar with rust on steel beams and damp at the entrance, Zeist

Situation: Occupied terraced house from 1910 with 3 storeys, with a VvE. Reason in May 2026: an inspection of the cellar for the client. The cellar walls are finished with false walls and the floor was under carpet.

Findings:

• High moisture values were measured around the cellar door; the woodwork and threshold are damp and there are gaps at the door.
• The cellar ceiling consists of steel beams with concrete sections; there is rust on the beams and the bearing points in the walls could not be seen.
• At the entrance there is no drainage and the lowest woodwork of the cellar stairs is somewhat rotten: € 2,100, of which about € 2,000 for drainage (2026 price level).
• There is no ventilation in the cellar: € 650 (2026 price level).
• The floor levelling showed only small rotations.

Advice: Have a structural engineer investigate and calculate the structure, with destructive investigation of the bearing points of the beams. Have drainage installed at the entrance, and ventilation.

What this shows: False walls can hide the critical points of a cellar, such as the bearing points of steel beams at ground level.

Case 33: Old roof and many leak traces in an apartment from 1910, Zeist

Situation: Occupied terraced house (apartment) from 1910 with a VvE. Reason in April 2026: a building inspection for the client. The cellar was not accessible.

Findings:

• The roof is in poor condition: lead work loose and aged, holes in the roofing membrane and the valley gutter needs replacing; at least € 20,000 is included for what is likely a full renovation (2026 price level).
• Very many leak points were seen; the moisture measurement gave raised values of 13% in the corner behind the kitchenette, the bathroom and near the central heating boiler.
• The exterior wall shows severe cracking and may indicate a possible foundation defect; no repair costs are included for this.
• The immediate costs come to € 44,000 and the long-term costs to € 15,000 (2026 price level).

Advice: Before any further financial commitments, have a certified roofer assess the whole roof, have the cellar and the moisture problems investigated further and request several quotes. Have the cracks in the exterior wall investigated by a specialist.

What this shows: In an old building with a poor roof, the risk of hidden consequential damage behind the finishing is high.

Case 34: Ageing tiled roof and missing protective earthing in an end-of-terrace house from 1975, Bunnik

Situation: Occupied end-of-terrace house from 1975 with 3 storeys, no VvE. Reason in April 2026: a building inspection for the client.

Findings:

• The concrete roof tiles are aged and technically due for replacement; replacement is expected in 3-10 years, with € 1,500 immediate and € 25,000 long-term costs (2026 price level).
• A raised moisture value of 14.6% was measured at a timber beam at the front of the garage roof.
• An asbestos pipe was seen in the utility cupboard and, as stated, there is asbestos behind the façade finishing; € 2,500 is included for removal (2026 price level).
• On the upper floors and in both bathrooms, no protective earthing, or none that is connected, was found.
• The crawl space is damp, with a thin layer of water in places, and insufficiently ventilated.

Advice: Have a certified roofer investigate the roof further and request quotes for replacement. Have an electrician put the earthing in order, have the asbestos removed and improve the crawl space ventilation.

What this shows: A home that is well finished inside can still have a roof that is at the end of its service life.

Case 35: Subsidence (verzakking) of 48 mm and structural crack in a side façade, Nieuwegein

Situation: Unoccupied commercial building from 1963 with 2 storeys and apartments above a garage, no VvE. Reason in November 2025: a building inspection without a foundation risk phase 0 investigation.

Findings:

• The bed joint measurement shows settlement of 48 mm over roughly 7.5 metres on the left side, a subsidence ratio of 1 : 156 (moderate architecturally).
• In the left side façade there is a large structural crack with bulging of the brickwork; the foundation under this façade was assessed as poor.
• The central heating boiler is an outdated open-flue appliance with a single-wall, incomplete flue gas outlet and was assessed as very unsafe; € 3,750 included (2025 price level).
• On the garage ceiling there is a large, active leak under the bathroom of the apartments above.
• The immediate costs are € 64,375, plus € 20,000 long-term costs for the complete renewal of the pointing (2025 price level).

Advice: An additional foundation investigation phase 2 is considered necessary; as an alternative, first install measuring bolts and read them annually. Replace the boiler urgently with a closed appliance.

What this shows: A subsidence ratio in the moderate architectural category can go together with visible structural damage.

14. What we come across in Utrecht and the surrounding area

We have counted 177 of our own reports from Utrecht and the surrounding towns, from 2021 up to and including October 2026. 59 per cent of the buildings with a known year of construction were built before 1940.

What we establish or suspect during an inspection

In 110 building inspections in this region, these defects occurred most often:

• leaks or leak traces: 71 per cent;
• cracks: 57 per cent;
• wood rot: 36 per cent;
• subsidence or tilt: 25 per cent;
• suspected asbestos material: 18 per cent;
• mould: 17 per cent;
• missing or unsafe earthing: 12 per cent;
• rising damp: 6 per cent.

Mould is more common here than the average across all our reports (9 per cent).

Repair costs in the report

In 101 inspections from 2024 up to and including 2026 with a cost overview, the median of the immediately necessary costs was about € 9,800. With the long-term costs and the improvements added, it was about € 18,800. In 47 per cent the immediate costs were € 10,000 or more, in 22 per cent € 25,000 or more. For homes from 1906 up to and including 1930 the median was € 14,775 (23 inspections), for homes from before 1906 € 12,775 (16 inspections) and for homes from 1971 up to and including 1990 € 6,875 (25 inspections).

Foundation measurements

In 36 reports with a bed joint measurement or floor levelling, the median of the largest measured height difference was 37 mm. In 31 per cent it was 50 mm or more, in 17 per cent 100 mm or more.

How we counted

The figures come from our report software (2021 up to and including October 2026). Duplicate and empty reports have been removed, standard texts are not counted, and a defect only counts if the inspector established or suspected it in that report. Amounts are including VAT, at the price level of the year of the report. These are assignments that came in to us, not a sample of all homes in the region. The numbers are small; treat the figures as an indication. The figures for all our reports are in the premiumkeur.nl knowledge base.

15. About Premiumkeur Utrecht

• Branch: Premiumkeur Utrecht, Torreslaan 9, 3526 EZ Utrecht. Phone 030-2072219, premiumkeur@gmail.com.
• Company: Premiumkeur B.V., Heiligeweg 30, 1012 XR Amsterdam, Chamber of Commerce (KvK) 81106130. A partnership of independent inspectors under one name.
• Founder: Fred Tokkie. He was a contractor from 1983 to 2009 and has inspected houses since 2009.
• Accreditation: NHG-recognised (National Mortgage Guarantee), NEN 2767-certified, inspections in accordance with NTA 8060.
• Independence: no business ties with estate agents, mortgage advisers, valuers or notaries. We do not inspect on behalf of sellers.
• Reviews: average 4.9 stars from 698 Google reviews and 100 Trustpilot reviews.
• Further reading: the Premiumkeur Amsterdam knowledge base, the foundation investigation knowledge base and the premiumkeur.nl knowledge base.

Frequently asked questions

What does a building inspection in Utrecht cost?

€ 499 including VAT for a home up to 800 m³, plus € 0.50 per extra m³. That is the same rate as in Amsterdam.

How long does the inspection take and when do I get the report?

The inspection takes 1 to 1.5 hours on average. You will have the report within 2 working days.

Do you also inspect outside the city of Utrecht?

Yes, including in Nieuwegein, Maarssen, Zeist, De Bilt, Bunnik, Houten and IJsselstein.

Do I need a foundation investigation in Utrecht?

Our advice is yes for any house built before 1970. A quick scan can be done during the inspection; together that costs from € 898.

What does foundation repair (funderingsherstel) cost?

From € 2,500 per m², with a cellar from € 3,500 per m². The finishing work afterwards costs from € 3,000 per m².

Do you go into the crawl space and onto the roof?

Yes, if it can be done safely. We inspect low crawl spaces with a camera robot.

What if the house has a cellar?

We inspect the cellar for moisture, cracks and the condition of beams and steel beams. A moisture investigation in the cellar costs € 699.

Is tilt always a foundation problem?

No. Tilt can be old and stationary. Measuring bolts show over 2 to 5 years whether a building is still sinking.

Is an asbestos survey part of the inspection?

No. We do report suspected asbestos material. Have it investigated before you sign.

Can I use the report for my mortgage?

Yes. Premiumkeur is NHG-recognised and NEN 2767-certified.

Do you work with estate agents?

No. We only work for buyers and owners.

How do I make an appointment?

Call 030-2072219 or email premiumkeur@gmail.com.

Sources

• Premiumkeur, services and rates Utrecht (October 2026).
• Netherlands Enterprise Agency (Rijksdienst voor Ondernemend Nederland), Foundation problems.
• Ministry of BZK, New valuation report: foundation finally a full component (1 April 2026).
• Municipality of Utrecht, district notice on repair of wharf cellars Oudegracht (July 2025).
• Civil Code, article 7:2.
• Bram Logger, The small print of home inspectors, Onderzoekscollectief Spit, 10 May 2023.
• Case studies and figures: Premiumkeur’s own reports, 2021 through 2026.

Contact details Premiumkeur Utrecht

Premiumkeur Utrecht
Torreslaan 9, 3526 EZ Utrecht
Phone: +31 30 207 2219
Email: premiumkeur@gmail.com

Premiumkeur B.V., Heiligeweg 30, 1012 XR Amsterdam, Chamber of Commerce (KvK) 81106130.

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