Foundation research Groningen
Foundation as of 1 April 2026: what will change for you as a seller or buyer?
From April 1, 2026, the foundation will no longer be a subject that you can safely skip as a seller. From now on, every valuation report must contain a foundation paragraph. Just laid down in law, via the NRVT requirement. The question is not whether this will affect your home, but how.
What has changed as of April 1, 2026?
Appraisers are required to include a foundation paragraph in every report. This is based on the KCAF Foundation Risk Report, which is drawn up via the Fundermaps platform. The system has five risk classes: A to E.
Simply put:
- A or B: no or slight risk. The sales process continues as usual.
- C: increased risk. Customization is needed.
- D: High risk. Before the valuation is completed, a QuickScan is mandatory.
- E: Problem identified. Full foundation investigation is necessary.
Groningen is not a random area. With many older buildings and changing soil conditions, the chance of class C, D or E here is greater than you might think.
What exactly is a QuickScan?
A QuickScan (officially: Phase 0) is an above-ground examination. So there is no digging. An inspector measures misalignment, records tear patterns and measures ribbon joints. That sounds more technical than it is — in practice, someone walks past the house for part of the day.
- Lead time: about two weeks
- Cost: €300 to €500
If the QuickScan shows that the risk is high, Phase 1 follows: a full foundation investigation. This takes three to six weeks and costs €5,000 to €7,000. Not a pleasant amount, but better than being faced with surprises halfway through a sale.
What does foundation repair actually cost?
For most people, this is the most confronting part. The average repair costs are €92,000, according to the AFM’s estimate in 2026. Depending on the type of property, the amounts vary:
Type of property | Indicative costs |
Terraced house (~60 m²) | €60,000 – €90,000 |
Corner house | €70,000 – €110,000 |
Detached house | €90,000 – €150,000+ |
Apartment (VvE) per owner | €80,000 – €120,000 |
These are indications, not guarantees. But they give an idea of the order of magnitude you may have to deal with.
What do you need to know as a seller?
This is not to be messed with: as a seller, you have a duty to disclose. If you know that the foundation of your home has problems, you are obliged to actively report this. You can’t wait to see if the buyer asks for it himself.
Silence is not legally sufficient. And the consequences if you conceal something are serious: damages, dissolution of the purchase, or even annulment of the purchase agreement.
The golden rule: put in writing what information you have provided. Not for yourself, but to be able to prove later that you have been transparent.
Practical advice for sellers:
- Check your foundation score before you put the house up for sale. Of course, your sales agent knows where and how.
- Is it Grade D or E? Have the QuickScan carried out before the sales start. This prevents delays and unpleasant conversations when there is already an interested buyer.
What do you need to know as a buyer?
As a buyer, you have become accustomed to structural inspections and energy labels in recent years. Foundation is the next step in that awareness series.
Ask for the KCAF score of the property at every viewing. Is it C, D or E? Then it is wise to include a foundation reservation in the purchase agreement.
Such a clause gives you the space — usually four weeks — to have a QuickScan carried out. Does the risk turn out to be high? Then you can dissolve the purchase without penalty. That is not a difficult requirement; A decent selling party will understand that. Your Buying agent takes care of this.
Practical advice for buyers:
- Always ask for the KCAF score, even if the seller does not bring it up himself.
- For class C, D or E, include a foundation reservation as standard.
- If in doubt, get advice before signing.
Groningen specifically: why this is extra relevant here
Groningen has a lot of pre-war housing. Foundations on wooden piles, steel, or even no piles — that is no exception in this region. Combine that with the soil conditions in parts of the city and the earthquake damage that has been going on for years, and you understand why foundation risk is more than a theoretical issue here.
That does not mean that every Groningen home has a problem. Many homes simply fall into class A or B. But it is wise to know before the appraiser comes back with it.
In a nutshell
As of April 1, 2026, there will simply be more openness about foundations when selling homes. As a seller, you have an active duty to report and it is a good idea to know your score before you sit down at the table. As a buyer, you have more information at your disposal and a concrete instrument — the foundation reservation — to protect yourself.
That sounds complicated, but in practice it is not that bad. As long as everyone knows where they stand, a sale simply goes more smoothly.
Do you want to know what your foundation score is? Contact us. Together we look at what it means for your situation — as a seller or as a buyer.
