When buying an apartment in the Netherlands, you will almost always have to deal with a VvE. For many buyers — and especially for expats and international buyers — this is an unfamiliar and sometimes confusing concept. Yet, the VvE is one of the most important parts of buying an apartment.
A VvE can make the difference between:
- a smooth and worry-free purchase
- or unexpected costs, maintenance problems, and even issues with your mortgage
In this guide, we explain step by step what a VvE is, how it works, what you should look out for, and which risks exist. This information is especially important if you did not grow up with the Dutch system, because in many countries this structure does not exist in this way.
You do not have to read this guide all at once. You can also use it as a reference guide during your search for an apartment.
What is a VvE?
VvE stands for Vereniging van Eigenaars (Association of Owners).
A VvE (Vereniging van Eigenaars) is the organisation of all owners within an apartment building. Together, they are responsible for the management and maintenance of the building and the common parts, such as:
- the roof
- the facade
- the staircases
- the foundation
- the shared installations
Everyone who buys an apartment in a building with multiple owners automatically becomes a member of the VvE. This is not a choice, but a legal obligation.
Why does a VvE exist?
In an apartment building, a home is never completely “stand-alone”. The building is shared with other owners. That is why things like:
- maintenance
- insurance
- saving for major repairs
- and decisions about the building
must be arranged together. This is done through the VvE.
The VvE ensures that:
- the building remains in good condition
- costs are fairly shared
- major repairs do not suddenly become the responsibility of just one owner
What does this mean for you as a buyer?
When buying an apartment:
- you do not only buy your own home
- you also become jointly responsible for the entire building
This means:
- you pay a monthly VvE contribution
- you share responsibility for maintenance
- important decisions are made together in meetings
That is why it is not only important to check the apartment itself, but also to carefully check the VvE before buying.
Why this is especially important for expats and international buyers
In many countries, this system does not exist in this way. As a result, many international buyers underestimate:
- how much influence a VvE has
- how much risk a poorly functioning VvE can create
- and how important the VvE is for your mortgage and future costs
An apartment may look perfect, but if the VvE is not well organised, this can later have major financial consequences.
When do you deal with a VvE?
Not every property in the Netherlands is part of a VvE. A VvE only applies to apartment rights. This means that as soon as you are not buying a fully independent building, but a part of a building, you will have to deal with a VvE.
In practice, this means that almost every apartment in the Netherlands is part of a VvE.
What is an apartment in legal terms?
In the Netherlands, an apartment is legally not a completely independent property, but an apartment right (appartementsrecht). This means that:
- you buy the exclusive right to use one specific home
- and at the same time become co-owner of the entire building and the common parts
These common parts include, for example:
- the roof
- the facade
- the staircases
- the foundation
- structural parts and shared installations
Because multiple owners jointly own these parts, a VvE is needed to manage and maintain them.
When do you NOT have a VvE?
With a ground-level house (such as a terraced house, corner house or detached house), there is no VvE. In that case:
- you own both the house and the land
- you decide yourself about maintenance and renovations
- and there is no monthly VvE contribution
There are some exceptions, for example:
- new-build projects with shared parking garages
- or homes with shared courtyards or shared facilities
In those cases, there may still be a (partial) VvE or similar owners’ association.
Why is this important for buyers?
Many buyers — especially international buyers — think:
“I am buying an apartment, so it is completely mine.”
Legally, that is not entirely true. You buy:
- your own home
- and a share in the entire building
This also means:
- you cannot decide everything completely independently
- maintenance costs are shared
- and decisions are made together through the VvE
What does a VvE manage and decide?
A VvE is responsible for the management, maintenance and shared interests of the building. This means that a VvE does much more than just “collect money from the owners”.
In practice, a VvE is responsible for, among other things:
- maintaining the building
- arranging the building insurance
- saving money for major future maintenance
- making joint decisions
- setting and enforcing house rules
Maintenance of the building
The VvE is responsible for the maintenance of all common parts of the building, such as:
- the roof
- the facade
- the foundation
- the staircases
- shared technical installations
This maintenance is paid from:
- the monthly VvE contribution
- and the reserve fund of the VvE
Insurance
The VvE usually arranges a collective building insurance (opstalverzekering) for the entire building. This means that:
- individual owners do not need to insure the building structure themselves
- the entire building is insured under one policy
As an owner, you usually still need a contents insurance (inboedelverzekering) for your own belongings.
Saving for future maintenance
A healthy VvE saves money every month for future major maintenance, such as:
- roof replacement
- facade renovation
- painting work
- maintenance of balconies and galleries
This money is kept in the reserve fund of the VvE.
Decision-making and meetings
The VvE takes important decisions during:
- owners’ meetings
- based on voting by the owners
In these meetings, decisions are made about, for example:
- maintenance plans
- large expenses
- changes to the building
- rules within the building
Renovating your apartment: when do you need permission from the VvE?
This is a point that many buyers underestimate.
Even though an apartment is your property, you are not free to renovate everything without restrictions. In an active VvE, certain renovations require prior approval from the VvE.
This mainly applies to renovations that:
- affect the structure of the building (for example load-bearing walls)
- have an impact on the building or neighbours
- involve shared pipes, cables or installations
- change the facade, windows or balconies
- may cause noise or nuisance to other residents
The rules about this are usually stated in:
- the deed of division (splitsingsakte)
- and/or the house rules (huishoudelijk reglement) of the VvE
Renovating without permission can lead to:
- fines
- an obligation to restore the original situation
- or legal disputes with the VvE
House rules and regulations
The VvE can also set rules about:
- the use of balconies and common areas
- noise and nuisance
- pets
- rental of the apartment (for example short-stay or Airbnb)
These rules apply to all owners and residents in the building.
What is the VvE contribution and what does this amount tell you?
When buying an apartment, you will pay a monthly VvE contribution. This contribution is often called service charges. Many buyers only look at the amount, but what is at least as important is what this money is used for.
A low contribution is not automatically good, and a high contribution is not automatically bad.
What exactly is the VvE contribution?
The VvE contribution is the amount that all owners pay monthly to the VvE for:
- maintenance of the building
- insurance
- cleaning of common areas
- saving for future maintenance
- management and administration costs
This money is paid into the joint bank account of the VvE.
What determines the amount of the contribution?
The level of the VvE contribution depends on, among other things:
- the size and age of the building
- the current state of maintenance
- the facilities in the building (for example a lift or parking garage)
- whether there is a healthy reserve fund
- how much maintenance is planned
What is a “normal” VvE contribution?
There is no fixed “good” or “bad” amount.
A contribution of €80 can be too low, and a contribution of €250 can be perfectly reasonable.
The key question is not:
“Is the amount low?”
but:
“Is the amount sufficient for the maintenance of this building?”
Why a contribution that is too low can be a risk
A VvE with a very low contribution often:
- saves too little for future maintenance
- postpones necessary maintenance
- and may later ask owners for a large one-time additional payment
This can mean:
- unexpected costs for owners
- sometimes thousands of euros in one go
What does a higher contribution usually indicate?
A higher VvE contribution can actually mean that:
- the building is well maintained
- the VvE saves enough money
- major maintenance costs are already included in the planning
- the management is organised in a professional way
That is why a higher contribution should always be assessed together with the financial documents of the VvE.
Why banks also look at this
When granting a mortgage, banks also look at:
- the amount of the VvE contribution
- and especially at the financial health of the VvE
A poorly funded VvE can:
- lead to additional conditions from the bank
- or in some cases even cause problems with mortgage approval
Chapter 5: Which VvE documents should you always check?
When buying an apartment, you are not only buying the home itself, but also a share in the VvE. That is why it is essential to check not only the apartment, but also the VvE documents carefully.
These documents give insight into:
- the financial position of the VvE
- the maintenance plans
- the rules within the building
- and possible future costs
Many buyers skip this or do not fully understand these documents, even though they can have a major impact on your future costs and living comfort.
1. Deed of division (Splitsingsakte)
The deed of division is the most important legal document of the VvE. It states, among other things:
- which part of the building is your private property
- which parts are common areas
- how costs are divided between owners
- what the rights and obligations of each owner are
It also often contains:
- rules about renovations
- what is and is not allowed regarding the facade, windows or balconies
2. House rules (Huishoudelijk reglement)
The house rules contain the practical rules for living in the building, such as:
- use of common areas
- rules about noise and nuisance
- pets
- rental of the apartment (for example temporary rental or Airbnb)
These rules are binding for all owners and residents.
3. MJOP – Multi-Year Maintenance Plan (Meerjaren Onderhoudsplan)
The MJOP shows:
- which maintenance is planned for the coming years
- when this maintenance is expected
- and what the estimated costs will be
A good MJOP means that:
- maintenance is planned in advance
- costs are taken into account
- and unpleasant financial surprises are reduced
4. Minutes of the VvE meetings (Notulen)
The minutes of the most recent VvE meetings often contain very valuable information, such as:
- existing problems in the building
- planned renovations
- discussions or conflicts between owners
- upcoming large expenses
In practice, you often learn more from the minutes than from summaries or advertisements.
5. Financial statements and the reserve fund
It is important to check:
- how much money is in the reserve fund
- how much the VvE receives each month
- what the fixed costs are
- whether the VvE is saving enough for future maintenance
An empty or almost empty reserve fund is usually a warning sign.
Need help reviewing these documents?
For many buyers — especially expats — these documents are:
- difficult to read
- legally complex
- and usually only available in Dutch
At HMD Makelaardij, we review these documents together with our clients and clearly explain what they mean and where the risks may be.
Why professional guidance is so important when buying an apartment
Buying an apartment in the Netherlands is more than just choosing a nice home. You are not only buying your own apartment, but also becoming part of a VvE and a shared building structure. This makes the process more complex than many buyers expect.
It is not just about:
- the condition of the apartment itself
but also about: - the financial situation of the VvE
- the legal documents
- the maintenance plans
- the rules within the building
For many buyers — and especially for expats and international buyers — this system is unfamiliar and difficult to assess correctly. The documents are often:
- legal and technical
- complex to interpret
- and almost always written in Dutch
As a result, risks are sometimes only discovered after the purchase agreement has already been signed.
What we do for our clients
At HMD Makelaardij, we do not only help our clients find and buy an apartment. We also thoroughly review the VvE and all related documents:
- we review the VvE documents
- we explain clearly what they mean
- we point out risks and future costs
- and we make sure our clients can make well-informed decisions
We provide this guidance in Dutch, English and Turkish, so everything is fully understood.
Are you considering buying an apartment?
Are you at the start of your search, or have you already found an apartment but want to be sure you are not overlooking any risks?
Feel free to contact us for a free and no-obligation introductory meeting.
We are happy to explain what to look out for and how we can support you in your specific situation.
