What if the architectural inspection reveals structural problems?

You've searched for months, made countless viewings, and finally your bid has been accepted. The bottle is almost empty, but then the architectural inspection report comes in. Instead of confirming that the home is in top condition, read terms such as “foundation repair”, “serious wood rot” or “unstable side wall”.

Panic sets in. Is this the end of your dream? Do you have to run away immediately, or is there a way forward? In the 2026 Dutch housing market, structural defects are not a rarity, especially in older buildings or homes in areas with declining groundwater levels. However, revealing a problem is not the end of the process, but the beginning of a new phase: the renegotiation and risk analysis phase.

Stay calm and analyze the facts

It is important to distinguish between cosmetic defects and structural problems. A leaking crane or outdated paintwork is annoying, but a structural problem affects the integrity and safety of the building.

Understand the seriousness

Ask the inspector for an explanation. A “crack in the façade” could be an innocent settlement crack from fifty years ago that no longer moves, or it could be a sign that the home is currently actively sagging.

• Direct costs: What needs to be done now to prevent collapse or further damage?
• Consequential damage: What happens if we let this problem rest for two years?

The legal map: The law of termination

If you have been smart, you have bid subject to an architectural inspection. This usually involves an agreement on an amount (for example €5,000). If the direct repair costs exceed this amount, you have the legal right to cancel the purchase without penalty.

This caveat is your “get out of jail free” card. It gives you the power to negotiate. You don't have to buy the property, but the seller now also knows that he has a problem that he must report to every subsequent buyer (obligation to provide information). This often makes the seller a lot more flexible.

Option A: Renegotiate the price

This is the most popular route. If the inspection shows that €20,000 worth of structural repair is needed, the home is simply worth less than you thought when you made your bid.

• The quote strategy: Don't just assume the estimate in the report. Let a specialized contractor or foundation expert make a targeted quote. With a real quote in hand, you are much stronger against the sales agent.
• The distribution of pain: You often see that the buyer and seller “close the gap”. For example, the buyer assumes half of the costs because he gets a renovated home in return, and the seller lowers the purchase price by the other half.

Option B: Reinstatement by seller before transfer

You can also require that the seller have the issues resolved before the key transfer takes place.

Please note: This is risky. A seller who is going to leave the home tends to opt for the cheapest solution, not the best. If you choose this option, require that the work is carried out by an authorized company and that you receive the warranty certificates and invoices.

The impact on your funding

Structural problems not only affect your emotions, but also your bank. A mortgage lender wants the collateral (the house) to be safe.

• Architectural depot: When the bank sees the report, they may require you to maintain a “construction depot”. This means that they only pay part of the loan after you have proven that the structural defects have been repaired.
• Appraisal value: The appraiser will request the architectural report. If there are major defects, the appraised value of the home decreases. Because you can borrow a maximum of 100% of the market value in 2026, a negative report may mean that you will suddenly have to put in a lot more of your own money to fill the gap.

When should you run away?

Sometimes a problem is simply too big or unpredictable. There are times when you have to take your loss (the cost of the inspection) and cancel the purchase:

1. Foundation problems in an apartment complex: If the foundation of your apartment is bad, the entire Owners Association (VvE) must agree to repair it. If the VvE has no money or the neighbours do not want to cooperate, you will be stuck in an unsellable and unsafe building for years.
2. Invisible size: When the inspector says, “I see a problem here, but I can't see how deep it is without demolishing the entire floor,” you're taking a gamble that could be fatal to your finances.
3. No renegotiation possible: If the seller refuses to deviate even one euro from the price despite the defects, the home is objectively too expensive.

The advantage: Use knowledge as power

A critical architectural report is not an obstacle, but a powerful tool. It acts as your shield against a financial nightmare. In a healthy market, this report forms the basis for fair pricing. In fact, if you are willing to roll up your sleeves and have the right financial buffer, a home with defects transforms into a unique opportunity. You buy a property at a lower price, which, after professional repair, represents a significantly higher market value.