How do you arrange an architectural inspection without hassle?

Buying a home is probably the biggest financial expense of your life. In the heat of the Dutch housing market of 2026, where decisions often have to be made in a flash, it is tempting to skip the architectural inspection to make your bid more attractive. Yet this is one of the most dangerous turns you can take. A hidden defect in the foundation or a roof that needs to be replaced can cost you tens of thousands of euros.

The key to a “hassle-free” inspection lies in preparation, the right timing and understanding exactly what the inspector does. With this step-by-step plan, you will ensure that the technical check of your dream home becomes a smooth part of the buying process, instead of a stress factor.

Timing: When do you plan the inspection?

There are two times when you can have an inspection carried out, each with its own advantages and disadvantages.

Before making a bid

In a highly competitive market, it can be smart to do the inspection before giving a definitive answer. This allows you to bid without reservation of architectural inspection, which gives the seller a lot of certainty. The downside? You pay the costs for the inspector (approximately €400 - €600) without the guarantee that you will actually get the house.

As a resolutive condition

This is the most common way. You make a bid with the condition: “subject to an architectural inspection with a repair item of up to €X”. If the report shows that the direct costs exceed this amount, you can cancel the purchase free of charge. This gives you the peace of mind not to let the house really turn technical inside out until you already have a (preliminary) agreement.

Choosing the right inspector

Not every “man with a ladder” is a qualified inspector. For a hassle-free inspection, you want someone who is certified and whose reports are accepted by mortgage lenders and for the National Mortgage Guarantee (NHG).

• Request for certification: Look for inspectors who are affiliated with branch organizations such as the Expertly Inspected or work with well-known parties such as Vereniging Eigen Huis.
• Speed is critical: In 2026, good inspectors will be busy. Look for someone who can come by within 3 to 5 business days and deliver the report within 48 hours.
• Local knowledge: An inspector who is familiar with soil conditions (such as subsidence in Amsterdam or peatland in the west) is more likely to see patterns that an outsider misses.

What exactly is being inspected?

An architectural inspection is a visual inspection. That means that the inspector is not going to break or demolish to look behind a wall. To avoid hassle afterwards, you need to know what the “checklist” is.

The inspector looks at, among other things:

• The foundation and crawl space: Are there cracks that indicate sagging? Is there wood rot or concrete rot?
• The roof and chimneys: What is the condition of the tiles or the bitumen? Are the gutters still in order?
• Walls and facades: Is there excessive moisture or poor jointing?
• Installations: How old is the boiler? Does the meter cabinet look safe?
• Moisture: A moisture meter checks for leaks that are not yet visible to the naked eye.

Be present at the inspection

The biggest mistake buyers make is only reading the report afterwards. Do you really want “no hassle”? Then walk with the inspector.

During the tour of the house, the inspector can explain on the spot how serious a crack is. “This is a settlement crack that no longer works,” sounds very different on paper than when you see it on the spot. In addition, you can immediately ask questions: “What would it cost to replace this skylight?” Many inspectors provide verbal estimates that help you plan your budget for the coming years.

Interpreting the Report (Without Panic)

An architectural report can sometimes come across as a list of disasters. Every home, even new construction, has flaws. In the report, costs are often divided into three categories:

1. Direct costs: What needs to be done now to prevent further damage? (For example, closing a leak).
2. Over time costs: What should happen in 1 to 5 years? (For example painting).
3. Improvements: What can you do to modernize or make the home more sustainable?

Focus on the direct costs. If these fall within your set limit, there is no need to panic. The report is then simply a handy maintenance guide for the first years in the home.

Handling with the seller

If the inspection shows any setbacks, the negotiation starts again. This is where a lot of people experience “hassles”.

• Stay business: Use the facts in the report. “The inspector notes that the roof covering must be replaced immediately for €5,000. “I want to deduct this amount from the purchase price.”
• Request a recovery: Instead of a lower price, you can also ask the seller to have the defect repaired before transfer by an authorized company (with a guarantee!).

The balance: An investment in rest

An architectural inspection costs a few hundred euros, but the revenue is many times greater: it may save you tens of thousands of euros and sleepless nights. By choosing a certified inspector, actively participating in the inspection yourself and seeing the report as an objective tool instead of an emotional obstacle, you transform uncertainty into a carefree process.