What a Structural Inspection Is and Isn't
A structural inspection is a visual inspection of the home conducted by an independent expert. The expert assesses the condition of the roof, exterior walls, window frames, floors, systems, and plumbing, and provides a cost estimate for repairs that are immediately necessary as well as for future maintenance.
It is emphatically not a guarantee. The inspector does not break anything open or look behind finished walls. What he does, however, is highlight the risks that a layperson might overlook, so that you can make an informed purchase.
For which types of homes we always recommend it
As far as we’re concerned, an inspection is standard for any property built before 1970. In pre-war buildings in The Hague, wooden first-floor floors, outdated electrical systems, and neglected joint work are a common combination. An inspection is also advisable for homes that have been rented out for a long time or that have been visibly renovated for sale.
For newer homes with a current warranty program, the added value is less significant. Nevertheless, we sometimes conduct inspections in those cases as well—for example, when the home is put back on the market immediately after completion.
Here's how to incorporate the results into your bid
The report provides an estimate of the repair costs for each defect. These amounts are not legally binding, but they do serve as concrete justification. If a defect requires 15,000 euros in roof repairs, you can reasonably request an adjustment to the purchase price or that the repairs be completed before the transfer of ownership.
If that doesn't work out, the assessment is still valuable: you'll know what expenses are coming up in the next few years and can factor them into your budget. That's exactly the difference between a surprise and planning ahead.
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The inspection as a condition precedent
You can have the inspection performed in advance or include it as a condition precedent in the purchase agreement. In the latter case, you agree on a threshold amount: if the repair costs exceed that amount, you can cancel the purchase at no cost.
Set that amount realistically. A threshold of 1,000 euros is reached for virtually every older home and comes across to the seller as a disguised right to cancel. A threshold that reflects the nature of the home is almost always accepted and gives you exactly the protection you need.
