Approximately 120,000 homeowners in the Netherlands are facing significant foundation problems requiring repairs, including cracks in walls, moisture issues, and structural instability. However, research from the Netherlands Authority for the Financial Markets (AFM) indicates that most of these homeowners are unable to immediately afford the necessary work.
The AFM estimates the total cost of repairs to be 11 billion euros. While some homeowners can cover these costs, 75,000 face a collective shortfall of 6 billion euros. For 25,000 homeowners, even taking out a loan is considered financially irresponsible, and delaying repairs could lead to increased costs.
Large-Scale Problems
According to earlier calculations by Deltares and TNO, a total of 425,000 buildings in the Netherlands have foundation issues, with existing damage or the potential for damage within the next 10 years. Bodemdalingsdeskundige Arend van Woerden of Sweco notes that climate change is likely to exacerbate the problem. “Until 1970, it was common practice to build homes on wooden piles in low-lying areas with soft ground. With more dry periods, the groundwater level drops, causing the wooden piles to dry out, and rot.”
Van Woerden also states that homes in other parts of the Netherlands are experiencing issues due to drier ground, as varying groundwater levels cause clay soils to shrink, potentially damaging foundations not built on piles.
‘A Foundation Doesn’t Last Forever’
Mandy Korff, a foundation technology expert at Deltares and university lecturer at TU Delft, observes that many homeowners do not anticipate these issues. “We know you need to save for a new roof, but a foundation also doesn’t last forever.”
Korff explains that many people are facing unexpected and substantial costs. “With those 425,000 homes, We find already serious cracks where repair costs exceed 10,000 euros, and can potentially reach 100,000 euros. Of course, not everyone has that kind of money available.”
Frank van Lier, director of the Knowledge Centre for Foundation Problems, believes the scale of the repairs necessitates innovation and government funding. “You want a new kitchen, but a foundation is something that happens to you. You often have no choice but to carry out the repairs.” He also notes that homeowners are often hesitant to address the problems.
Unaware
According to Korff, only around 1,000 homeowners grab action each year. “I think people are not sufficiently aware of the problem, and it’s hard to get it on their radar. That is one of the fundamental problems,” says Korff.
She adds that the issue extends beyond finances. “Many terraced houses with problems are connected. Everyone in the block must be willing and able to cooperate and pay for the repairs.”
The Ministry of the Interior and Kingdom Relations is in discussions with municipalities and water boards regarding foundation risks. This month, the ministry presented the National Approach to Foundations to support owners, allocating 56 million euros until the end of 2028. The Sustainable Foundation Repair Fund, established on July 1, 2023, assists homeowners who cannot finance repairs through means like increasing their mortgage.
To raise awareness among potential homebuyers, tax reports now include a foundation score indicating potential problems.
More Measures
The AFM is calling for further action, advocating for preventative measures such as groundwater management and timely information about risks. The AFM also suggests reducing the financial shortfall for homeowners, with a role for mortgage providers, the Dutch Banking Association, the National Mortgage Guarantee, and the government.
Van Lier also believes more funding is needed to help households. “The money that is currently available is a excellent start to get things going, but We see definitely not enough. Structural funding is needed to actually carry out the repair work.”
Korff suggests that homeowners should proactively plan for foundation repairs. “If you know you will need to address the foundation in the long term, you can start saving. The sooner you start, the better.”
Frequently Asked Questions
What is the total cost of foundation repairs in the Netherlands?
The total cost of repairs is estimated to be 11 billion euros, according to the Autoriteit Financiële Markten (AFM).
How many homeowners cannot afford the necessary repairs?
75,000 homeowners are unable to afford the repairs, resulting in a collective shortfall of 6 billion euros, according to the AFM.
What is the National Approach to Foundations?
The National Approach to Foundations, presented by the Ministry of the Interior and Kingdom Relations, aims to support homeowners with foundation repairs and has been allocated 56 million euros until the end of 2028.
As foundation problems become increasingly prevalent, what steps should homeowners take to assess the condition of their properties and prepare for potential repairs?
