12 Questions for Amsterdam Building Inspector Robert Creemer

Amsterdam was built on peat soil—a soft, wet substrate that, centuries ago, wasn’t even suitable for living on. Yet one of the world’s most iconic cities grew up here, thanks to an ingenious solution: wooden pile foundations that reach deep into a solid layer of sand beneath the marsh. These pile foundations, many of which date back to the 17th century, still support thousands of canal-side houses, bridges, and quay walls today.

But while that ancient architectural tradition once laid the foundation for a thriving city, it now also presents challenges in modern-day Amsterdam. Due to low groundwater levels and aging structures, many wooden foundations are deteriorating, resulting in subsidence and cracking. This can lead to high repair costs and reduce the value of homes.

The Amsterdam Real Estate Agents Association spoke with structural engineer Robert Creemer of Kamsma Bouwadvies B.V. He explains that knowing the condition of the foundation is very important when buying or selling a home. Not only because foundation problems can affect a property’s selling price, but also because a timely inspection can prevent a lot of trouble. In this interview, he answers a number of questions about foundations, what to look out for, and how—with the right preparation and guidance (for example, through a certified MVA real estate agent)—you can buy or sell a home in Amsterdam with peace of mind.

Figure 1: Illustration of a wooden pile foundation and the ideal situation with ground water. If the wooden piles are left exposed to the air, they will begin to rot.

1. What are the most common foundation problems in Amsterdam homes, and how can you recognize them as a buyer or seller?​

Wooden pile foundations (kesp, longitudinal timber, and/or piles) are susceptible to wood rot, which causes their strength and load-bearing capacity to decline over the years. This leads to the building sinking uncontrollably—like a snowball effect—resulting in cracks and structural misalignment in the superstructure. The resulting damage is often irreversible and usually only partially repairable.

2. How do you identify foundation problems in an Amsterdam home?

As a general rule, you can use this guideline: Foundation problems are most common in properties built on piles before 1920. For properties built between 1920 and 1950, the likelihood of problems is limited. After 1950, we rarely see problems. Identifying poor foundations is a complex matter and cannot be determined with certainty. A slanted floor does not always mean that a building’s foundation is poor. Only by monitoring a building over a long period—for example, using measurement bolts in the facades—can you truly know whether a building is actively subsiding.
In addition, you should take cracks seriously, as well as new cracks and doors or windows that start to stick. These are clear signs that an inspection is highly recommended.

3. What are the risks if problems aren’t identified in time?

In that case, the damage to a building can continue to worsen; it may become even more crooked or develop (further) cracks. It’s practically impossible to straighten a building. Once subsidence reaches approximately 12–15 cm, you may need to consider leveling floors—which requires a great deal of ingenuity—or even re-leveling entire floor joist layers. The longer you wait, the more severe the resulting damage becomes. Consequently, the cost of repairs continues to rise.

Do you live in an apartment complex governed by a homeowners’ association (HOA)? In that case, coordinating repairs takes longer than when you’re the sole owner of a property. The more owners there are, the more opinions there are—and they often don’t align. If there’s no money in the HOA’s fund, repairs simply cannot be carried out. The advice is therefore not to buy an apartment if you know the foundation is in poor condition, unless you’re willing to spend 100,000 (or more) on foundation repairs.

4. Is a seller required to perform foundation repairs before the sale, or can you sell a property with a poor foundation?

No, a seller is not obligated to carry out foundation repairs before the sale. Even a property with a poor foundation can be sold as is, provided the seller discloses any known issues. This duty to disclose is important because if foundation defects are not disclosed, disputes may arise later regarding hidden defects, potentially leading to legal consequences down the line.

Moreover, foundation issues are relatively common in Amsterdam: it is estimated that 60 to 80 percent of buildings constructed before 1950 have foundation problems to some degree, such as bent or broken tie rods or longitudinal timbers, or split piles (see illustration at the top of the page). Whether this is the case usually only becomes clear after a thorough foundation survey.

Such an inspection can easily cost between 7,500 and 12,500 euros* (excluding VAT) and is therefore not often conducted during a standard purchase, although it may be worthwhile, for example, in the event of a planned subdivision. Buyers can, however, start researching the property through archival research—for example, at the municipal archives—and look for visual signs such as cracks: old cracks are often less cause for concern, while new cracks may indicate that further investigation is advisable.

Figure 2: Photo of a wall with subsidence and crooked window frames. The foundation will need to be repaired here.

5. What is the difference between a structural inspection, a QuickScan, and a foundation survey? Why is a separate foundation survey important?

A structural inspection primarily assesses the overall structural condition of a building. The foundation is usually not included in this assessment. Such an inspection is important, however, because it identifies other structural defects and maintenance risks, such as problems with the roof, facade, woodwork, building systems, or moisture. Some building inspectors with extensive experience in Amsterdam may also offer some insights into the foundation, but these are primarily based on archival information, measurement data, and what is visually apparent.

A QuickScan is a rapid, standardized initial assessment of a property’s foundation risk. It is not a comprehensive foundation survey, but an intermediate step that allows you to better assess, based on facade measurements, visual inspection, and available data, whether further investigation is necessary. Especially when there is doubt, but a full foundation survey is still a step too far, a QuickScan can help better assess the risk. If the risk is elevated, further investigation is often the logical next step.

A full foundation survey goes much further. It begins by examining factors such as archival research, structural tilt, measurement data, and visual indicators. If that still does not provide sufficient clarity, an in-depth survey may be necessary, in which the foundation is physically assessed by excavating it. Only then can you truly provide a well-founded assessment of the foundation’s quality. The costs vary depending on the property and the scope of the inspection.

6. What are the costs of a foundation inspection, and who typically pays for it: the owner, the buyer, or a homeowners’ association (VvE)?​

The costs vary and depend on several factors. However, you should expect to pay around 2,000 euros. Who pays depends mainly on who has a stake in the inspection. In practice, this is often the property owner. For example, if there are plans to subdivide the property for cadastral purposes or to build a basement under the property. Especially with a large and heavy basement, you often need to consider a new foundation. A foundation inspection may also be necessary if there is a dispute with neighbors. If neighbors are unwilling to cooperate with foundation repairs, or if work such as dewatering poses risks to surrounding properties, such an inspection can actually clarify whether intervention is truly necessary. In the case of a homeowners’ association (VvE), it’s obvious that the association is the client when it concerns a common interest. A buyer usually only commissions an inspection if there’s a very specific reason to do so, since the costs are often substantial.

7. What are common misunderstandings or pitfalls regarding foundation inspections in Amsterdam?

A common mistake is that people rely on an opinion or assessment that isn’t really well-founded. In Amsterdam in particular, it’s important to engage a local expert who works in accordance with the national F3O guidelines. These guidelines specify how a certified foundation survey must be conducted and how the results must be documented. Only by following this method can you obtain a well-substantiated result that all parties involved can evaluate in the same way. The common misconception is that a structural engineer can make statements about the foundation based on their own insight, knowledge, and experience, even though these are by no means always factually substantiated. Ultimately, you can only reach a truly reliable conclusion about the quality of the foundation once both Phase 1 and Phase 2 investigations have been completed.

8. In practice, what is the impact of foundation repair on residents, the sale of a property, and the final costs?

The greatest impact often lies not only in the repair costs, but also in everything surrounding the process. If foundation repair is truly necessary, it is actually best for residents to temporarily vacate the property, as the work causes significant disruption and sometimes interferes with basic utilities. Think of loud noise, limited access to the stairwell, and the temporary disconnection of sewer and water lines. In practice, this sometimes means finding temporary housing and having to improvise for a while. The financial impact can also be significant: reported foundation damage often leads to a substantial price reduction when selling a home, and repair costs in Amsterdam are frequently quoted in the tens of thousands of euros. Furthermore, foundation repairs often require coordination with neighbors, as the work can also pose risks to adjacent properties.

9. What advice do you give to homebuyers to avoid unpleasant and costly surprises related to the foundation?

Always have a structural inspection performed by a local expert who is familiar with the Amsterdam market. Also, specifically ask how the inspector assesses the foundation. If you receive a hesitant or unclear answer, ask for further clarification. If doubts remain, consider having a foundation survey conducted or walk away from the purchase. When in doubt about the condition of the foundation, the rule is often: when in doubt, don’t take the plunge.

10. Are there any recent developments—such as the impact of drought—that are changing the risks associated with foundations in Amsterdam?

Yes, climate change now also plays a role in the risks associated with foundations, including in and around Amsterdam. Longer dry spells, more frequent extreme summers, and fluctuations in the groundwater level can affect the subsoil and wooden foundations. As a result, existing vulnerabilities may become apparent more quickly or worsen.

For buildings on wooden piles, the main risk stems from excessively low groundwater levels, which can cause the wood to remain dry for extended periods.

For buildings with shallower foundations—for example, those built on clay or peat layers—soil subsidence may occur following prolonged drought. This can lead to increased cracking, tilting, or accelerated damage, even in areas where such issues previously seemed less likely.

At the same time, this does not mean that every building in Amsterdam suddenly faces an acute problem. The impact varies greatly depending on the type of foundation, construction period, location, and soil composition. That is precisely why it is important to look not only at the current damage but also at the broader context: how is the building founded, what is known about the subsoil, and are there signs that drought or soil subsidence poses an additional risk there?

11. What are you seeing happen outside Amsterdam?

Outside Amsterdam, we’re seeing that extreme drought is increasingly affecting building foundations. Especially after the very dry summers of 2018 and 2022, some buildings have suddenly started to settle, even though there were no obvious problems there in the preceding decades. These are often buildings from the period between 1880 and 1950 that were built on steel foundations, whereas with today’s knowledge, they would more likely be built on piles.

The cause lies in the subsoil, which consists of clay and peat. This subsoil normally acts like a damp sponge and therefore provides sufficient bearing capacity. However, if the groundwater level drops exceptionally low during prolonged droughts, the soil can shrink irreversibly. This causes the upper soil layer to lose some of its bearing capacity, and a building may begin to settle unevenly, resulting in cracks and tilting.

Whether foundation repair is necessary depends on the extent of the subsidence and the damage to the building. Sometimes repair is necessary; other times, a decision is made to accept the tilt and damage. In recent years, this has been in the news in places such as Woerden and Mijdrecht, where farmhouses and other buildings suddenly began to tilt.

12. Starting this year, the Knowledge Center for Foundation Problem Management (KCAF) has added a new classification for foundation risks to its Foundation Risk Report. What does the new foundation risk classification mean in practice for buyers and sellers?

This new classification ensures that foundation risks are identified earlier and more clearly. Any potential risk now plays a more prominent role in appraisals, financing, and the purchase contract. This does not mean that a property with a risk cannot be sold, but it does mean that you need to document more clearly what is known and whether additional investigation is necessary.

For buyers and sellers, this primarily means that foundation issues are no longer a matter of casual consideration. The topic is now a more prominent part of the duty to disclose, the duty to investigate, and the negotiation process. This helps minimize surprises down the line, though it remains important not to confuse a risk score with a definitive technical conclusion. Additional investigation is required for that, and your MVA buying or selling agent will advise you on this.
If you’d like to read more about the new Foundation Risk Report, you can do so on the KCAF website.

* The prices listed are from June 2026; prices are subject to change.