Foundation
Many older homes in the Netherlands stand on wooden piles, or without piles on soft soil. That can cause problems. Here you’ll learn how to estimate the risk and what you can do.
Check an address
Enter an address and go straight to foundation in the report.
What are foundation problems?
The foundation carries the whole house. Until around 1970, homes in the west and north of the Netherlands were often built on wooden piles. As long as they stay under water, they last a very long time. When groundwater levels drop, they can rot. In areas with peat or clay, the soil can also settle. The result can be cracks, sloping floors and sticking doors.
Why does this matter when buying or renting?
Foundation repair is one of the most expensive repairs to a home and often costs tens of thousands of euros per home. In a row of houses it usually has to be done together with the neighbours. Buyers want to know if there is a risk. Tenants mainly notice cracks and sticking doors, and can ask the landlord whether the foundation has been inspected.
How to read the check
We combine two things: the soil in the area (from the RVO and KCAF map) and the construction year of the building from the BAG. A home from before 1970 in an area with soft soil gets ‘Needs attention’. The same home on sandy soil gets ‘Low risk’. It remains an indication: only a foundation survey can tell whether a specific home has problems.
What can you do?
When buying, always ask whether there is a foundation survey or report. Look for cracks in the façade, crooked frames and sloping floors. Many municipalities have a foundation desk or archive. In doubt? Have a specialised firm carry out a foundation survey before you sign a purchase contract.
Explore the map
Indicative areas of concern: the share of buildings from before 1970 per postcode area, coloured by soil type. The map is only visible when zoomed in far enough (city or neighbourhood level). Zoom in on your own neighbourhood. The map is indicative; the report per address explains more.
Map source: RVO / KCAF via PDOK
Frequently asked questions
Is my home built on wooden piles?
We can’t say for certain. Homes from before 1970 in the west and north of the Netherlands are often on wooden piles. The municipality or building archive sometimes has the construction drawings showing the foundation type.
What does foundation repair cost?
It varies a lot per home and method, usually tens of thousands of euros per home. A foundation survey beforehand costs a fraction of that.
Does ‘Needs attention’ mean my home is in bad shape?
No. It means homes of this age in this area more often have problems. Many of them are fine or have already been repaired. Only a survey gives certainty.
Where does the data come from?
The areas come from the Netherlands Enterprise Agency (RVO) and the knowledge centre for foundation problems (KCAF). The construction year comes from the Kadaster’s buildings register (BAG).