In the Netherlands, if you buy an apartment in a shared building, you automatically become a member of a VVE—short for Vereniging van Eigenaren, or Owners Association. This legally required organization is responsible for the maintenance and management of all common areas and structural elements of the building.

The purpose? To protect the value of the property and ensure long-term upkeep. Difficult to understand? Not really, if you team up with a proffesional like me.

VVE Membership: Automatic and Mandatory

Once you sign the purchase agreement (koopakte) and complete the property transfer at the notary, you are officially a member of the building’s VVE. This membership is not optional—Dutch law has required it since 1972. If you sell your apartment, the VVE membership automatically transfers to the new owner.

Key Responsibilities of a VVE

A well-functioning VVE plays a crucial role in the health of a building. Its main tasks include:

  1. Common Area Maintenance – Including stairwells, elevators, roofs, and facades
  2. Building Insurance – Covering the entire structure
  3. Reserve Fund Management – Saving for future repairs and renovations
  4. Maintenance Planning – Maintaining a long-term maintenance plan (MJOP)
  5. Decision-Making – Organising meetings and votes among owners
  6. Rule Enforcement – Ensuring all owners follow building regulations

VVE Financial Structure: What Buyers Should Expect

As a VVE member, you’re financially responsible for the shared building. Here’s what that looks like:

  • Monthly Contributions (servicekosten) – These cover daily maintenance and build up the reserve fund
  • Reserve Fund Obligations – As of 2018, Dutch law requires all VVEs to maintain sufficient savings
  • Special Assessments – If unexpected costs arise and reserves are too low, the VVE can demand extra contributions

Before You Buy: What Barry Checks in a VVE

With over two decades of experience in Amsterdam real estate, Barry always evaluates these VVE factors before advising a client to proceed:

  1. Financial Health – Are reserves sufficient to cover future maintenance?
  2. MJOP – Is there an up-to-date multi-year maintenance plan?
  3. Meeting Minutes – What’s being discussed? Are there signs of tension or neglect?
  4. Monthly Fees – Are they realistic, or suspiciously low?
  5. Planned Repairs – Are major projects like roof or foundation repairs on the horizon?
  6. VVE Activity – Is the association active, with regular meetings and clear communication?
  7. Building Rules – Are there any restrictions that might affect your renovation or lifestyle plans?

Red Flags in Amsterdam’s VVEs

Barry often sees these common issues in VVEs across the city:

  • Sleeping VVEs – Associations that exist only on paper, with no meetings or maintenance
  • Low Reserves – Inadequate funds can result in expensive surprise assessments
  • Owner Conflicts – Disagreements between owners can block essential decisions
  • Heritage Buildings – Monument status can complicate renovations and raise costs
  • Divided Associations – Buildings split into multiple VVEs may lack clarity on responsibilities
  • Foundation Problems – Common in older buildings and can cost €50,000–100,000 per unit to repair

What Makes Amsterdam’s VVEs Unique?

Amsterdam’s historic charm comes with specific challenges:

  • Aging Properties – Older buildings demand specialised, costly maintenance
  • Protected Monuments – Monument status restricts modifications
  • Foundation Risks – Many buildings are built on wooden piles, which are vulnerable to shifting soil

Legal Developments for VVEs in 2025

Several regulations are tightening, especially in Amsterdam:

  • Mandatory Reserves – Enforced since 2018
  • Energy Transition – Buildings must plan for sustainability and the move away from gas
  • Inspection Requirements – More emphasis on professional technical building checks
  • Digital Records – VVEs must maintain accessible digital documentation

Why VVE Due Diligence Is Non-Negotiable

As part of his A–Z buying service, Barry ensures complete VVE analysis before any offer is made:

  • Reviews two years of VVE meeting minutes
  • Studies the financial health and reserves
  • Reviews the MJOP for upcoming costs
  • Contact VVE board members for inside insight
  • Verifies whether monthly fees reflect the building’s needs
  • Identifies any potential special assessments looming

Final Tip

A charming apartment in Amsterdam may hide costly structural issues behind its front door. That’s why understanding the VVE and its financial and organizational health is essential for any buyer. With the right guidance, you can protect your investment and enjoy Amsterdam living without surprises. Call us today for a free intake via +3120-616 9399.