Frequently asked questions about buying and/or selling a home

Ask the buying agent the following questions:

• How does contact work? Can I call, email and message you, and when?
• Will you come along to view every house?
• How will the listings be sent to me?
• Will I also get out-of-the-box options and off-market deals?
• How many house hunters with a similar search does your agency have?
• Are you in favour of an extra inspection when buying, or are you afraid we'll miss out on the home?
• Can I pay per viewing?
• Do you bring in outside expertise when you don't know the answer yourself?
• Can you give an up-to-date estimate of renovation costs? Have you renovated yourself recently?
• Will I get all the documentation before the viewing?
• Will I get a value indication and a list of points to watch out for beforehand?
• Will I also get an estimate of the value after renovation?

It's important that your buying agent in Utrecht knows the market, the other agents, the developments and the most common structural defects in Utrecht. But also: is my buying agent honest, and do they really want the best deal for me? I find a percentage-based commission strange when buying. The buying agent then earns more if you pay more for the house.

Does the agent have many other house hunters looking for the same thing? Then you're competing with your own agent's other clients, and your cards are on the table from the start.

It's a stressful and time-consuming process. So it's nice when your agent filters well and passes on all the information beforehand, so you know whether it's worth taking time off to go and view. It's also good when your buying agent brings in expertise at the moments it's needed. Not quick deals, but careful deals. Even in an overheated market.

Better a buying agent who is over-thorough and sometimes lovingly nudges you to view that one house that still needs some work, or talks you out of buying the house you think is so wonderful, than an agent who's out for a quick deal.

Read the reviews carefully and grill the buying agent at the intake meeting. Good click? Go for it.

We get this question a lot. Lately we also get it the other way round. How far below the asking price can I bid?

I barely look at the asking price. What matters is knowing what a house is worth. I also wrote a blog about it with the latest figures: Overbidding in 2023.

The moment you buy a house and sign a purchase agreement, you owe the buying agent their commission. With our buying clients we agree that payment is made at the notary. We do charge start-up costs. We do this deliberately. We only take one house hunter per category. We take the search seriously and we want our house hunters to do the same. Is paying upfront really a big problem? We can always work something out together.

Watch out: if you close a deal without your buying agent but still have an agreement with them, you'll have to pay the commission. So if you're not happy, make sure you withdraw the assignment first, before buying a home yourself.

No, you can't include a buying agent's fees in your mortgage. You have to pay these costs from your own funds. Before 2018 they were often financed along with the mortgage. Back then it was possible to borrow 106% of the home's market value.

Even so, it isn't smart to cut back on a buying agent. Read what a buying agent does for you.

When you buy a house, you don't want to buy a pig in a poke. You want your home to be in good condition. That's why it's important not to just ‘have a quick look’ at the house of your dreams. You also need to investigate. A seller has a duty of disclosure. The seller must fill in the NVM questionnaire as fully as possible. The seller must state everything they know. And the duty of disclosure goes no further than reporting what the seller knows.

Visible defects don't fall under the duty of disclosure. Of course, it's still good form as a seller to mention them.

As the buyer, you're expected to investigate the visible defects. The seller doesn't have to point them out to you explicitly. With a buying agent at your side, the visible defects will already be pointed out to you. Even so, to meet your duty to investigate it's important to have a building survey carried out. Then someone checks the roof and under the floor. These are the most expensive renovations. You want to know what risk you're taking when you buy the house.

Sometimes we also advise having a foundation survey carried out, for example. That way you know you won't face big unexpected costs or a subsiding house.

Ask friends, neighbours and family which buying agent they've had good experiences with. Read the reviews and look at their social media channels. But also ask the following questions when you sit down with a buying agent:

• How does contact work? Can I call, email and message you, and when?
• Will you come along to view every house?
• How will the listings be sent to me?
• Will I also get out-of-the-box options and off-market deals?
• How many house hunters with a similar search does your agency have?
• Are you in favour of an extra inspection when buying, or are you afraid we'll miss out on the home? (always make sure there's an extra inspection; the deal is nice, but don't buy a pig in a poke)
• Can I pay per viewing?
• Do you bring in outside expertise when you don't know the answer yourself?
• Can you give an up-to-date estimate of renovation costs? Have you renovated yourself recently?
• Will I get all the documentation before the viewing?
• Will I get a value indication and a list of points to watch out for beforehand?
• Will I also get an estimate of the value after renovation?

A buying agent helps you while you buy a home. The buying agent is on your side and takes you through every step of the buying process. At Gusto Casa we do things a little differently: we start the analysis before the viewing. That saves you money, time and effort. The steps of the buying process at Gusto Casa

• Mapping out your wishes: During the no-obligation introduction we ask you questions, lots of questions. That's the only way to find out what you're really looking for and whether your wishes are feasible. Together we look at different homes online and sharpen the search brief.
• Analysing the house: Our agent analyses the documents and the value before you go to the property. So you already know what to look out for, what the home's points of attention are and roughly what it's worth. That way you know whether it's worth viewing. You also get an advance estimate of any renovation costs and options.
• Viewing and valuation: Our agent comes along to view the house and keeps an eye on everything! You get to dream away, and every now and then we nudge you off cloud nine. We point out the house's points of attention and its possibilities.
• Legal and structural check: You only buy a house a few times in your life, most people anyway. We investigate and also advise, for example, having a building survey or foundation survey carried out. We go through the legal documents and explain the findings to you.
• Bidding and negotiating: Does the house tick the boxes? Does your heart skip a beat? Then we make an offer. Sometimes you have to bid over the asking price, but sometimes you can negotiate hard. We explain the options in the conditions and the consequences of your offer. We'll go through fire for you, and we're not an agent with guts for nothing. We go for the best deal!
• Purchase agreement and deadlines: The purchase agreement is an important document. Essentially, every arrangement you've made is in this agreement. It's important to check it carefully and to properly understand what all the clauses mean. It also contains various deadlines. For example, the deadline for dissolving the purchase agreement if your financing doesn't come through. These are important deadlines, and together we check whether they're feasible and whether we need to take action. That keeps things nice and relaxed.
• Final inspection and notary: Before we go to the notary there's the final inspection, a last check that everything is still as it was when we signed the purchase agreement. We take all the meter readings, and if everything is in order you go to the notary.

Do you need more help after the notary, or does something go wrong between the purchase agreement and signing at the notary? Then we'll help you, or bring in help from third parties.

Viewing a house is exciting. What should you look out for, and which questions matter? The questions below are smart ones to ask. But let the agent finish talking first, and read the NVM questionnaire before the viewing. That leaves you as much time as possible to look at the home.

• Has there been any renovation work? And if so, was it carried out by a certified contractor?
• Was the renovation work done with a permit?
• Has the home been made more sustainable in recent years?
• How old are the kitchen appliances, and does everything still work?
• Are there any developments in the neighbourhood?
• Who are the neighbours?
• Is there any noise nuisance?
• What is the reason for the move?
• What is the completion date?
• Is an extension allowed?
• Which way does the home face for sun?
• Have any agreements been made with the neighbours, and are they documented?
• Is there a tank on the property?
• Is the crawl space accessible?
• Is the seller aware of any defects?
• If there's an owners' association (VvE): does the VvE have any plans, and how much money is in the reserve?
• What matters to the seller when accepting an offer?

The cost of a buying agent varies. Some buying agents work with a fixed fee, others with a commission. At Gusto Casa you can also choose to pay per viewing. We think it's strange for you to pay a percentage of the transaction price. Then we'd have no interest in the lowest possible asking price.

With us you can choose from the following models. All-inclusive or à la carte ;)

• A fixed fee of €2,750 including VAT and one viewing + €275 including VAT for every extra viewing
• A fixed fee of €4,950 including VAT for unlimited viewings of homes that appeal to you

We don't really cost money; we make you money. Before the viewing we prepare the whole home. That saves you time: we only go and view homes that are a genuine fit. We negotiate hard and look at the home with a creative eye.

Yes, they can. There's only a legally valid agreement once both parties have signed it; this is called the written-form requirement.

Until the seller has signed, they may still accept another proposal. An offer confirmed by email or message doesn't meet the written-form requirement. So don't wait too long to sign; that way you know for sure the purchase can go ahead.

Then we don't automatically start by lowering the asking price. First we want to understand why the house hasn't sold.

We analyse afresh:

• the original asking price;
• the number of viewings;
• feedback from viewers;
• styling and presentation;
• photography;
• floor plans;
• the listing copy;
• target audience;
• competing listings;
• the previous sales strategy.

Sometimes the price really does turn out to be the problem. But perhaps buyers don't quite understand the layout, the presentation doesn't suit the target audience, or an important selling point isn't visible enough. Sometimes a few small interventions can give the house a serious upgrade. That can improve your energy label, add extra square metres or create a completely different look. Together we work out how to present the house as advantageously as possible.

So when we relaunch a house on the market, we want something to actually change. Simply posting the same listing again with a different agent rarely produces a completely different result all of a sudden.

It certainly can be. An agent who charges €2,500 less in commission looks cheaper at first sight. But if another agent manages to achieve €10,000 more through better presentation, a different asking-price strategy or stronger negotiation, the initially more expensive agent actually works out better value in the end.

That's why we think it's wiser to always weigh commission against the expected added value. Don't just look at what an agent costs, but also at what they do for it and what difference that can make to the final sale result.

At Gusto Casa we don't try to be the cheapest selling agent in Utrecht. OK, at the bottom line we do try to create a win-win. We want the time, attention and strategy we put into a sale to come back in the final result.

With a special home, positioning matters even more. A characterful townhouse, loft, architect-designed house or luxury apartment doesn't have to appeal to every buyer. What matters most is that the right buyer understands why the house is special.

That's why, with sales like these, we pay extra attention to:

• architecture and original details;
• light and sightlines;
• layout;
• location;
• styling;
• target audience;
• photography and video;
• the listing copy;
• price positioning;
• additional marketing when it's needed.

We try not to smooth out a home's special features. Those very characteristics are often the reason the eventual buyer chooses the house. A video with an influencer, ads in the toilets of bars and restaurants, or something completely different. We do everything we can to evoke the right experience in the right target audience with the right strategy. An audience that's willing to pay the right price for your home.

Any NVM agent can list a house on Funda, organise viewings and draw up a purchase agreement. We mainly try to make a difference in everything that comes before and happens in between.

At Gusto Casa four elements come together:

• sales strategy;
• styling and presentation;
• marketing;
• negotiation.

Beforehand we decide who we want to reach, which asking price suits that, and how the house should be presented. During viewings we gather information that can be valuable later, and with offers we look at both price and conditions.

A nice scent, a bit of music, taking just a little more time and calling back later. No sealed-bid procedure up front.

In our view, it's precisely the combination of these elements that makes the difference between selling a house and selling a house as well as possible.

Yes. As part of our selling service we look at the presentation of the house in advance and, where needed, use styling materials from our own collection.

Sometimes it's about small adjustments, such as:

• different cushions;
• a bedspread;
• accessories;
• flowers;
• moving furniture around.

With an empty or unusual house, additional furniture can be sensible. If there are external costs involved, we naturally discuss that beforehand.

By the way, we don't only look at what still needs doing, but also at what is no longer needed. Not every investment before a sale pays for itself. That's why we prefer to give targeted advice on the adjustments that can really make a difference.

Because buyers don't just look at square metres; above all they try to work out whether they can see themselves living somewhere. That's why, before the photography, we assess every room by asking whether a buyer immediately understands what they could do with it.

That can mean that we:

• rearrange furniture;
• take things away;
• add accessories;
• show a different use for a room;
• advise painting a wall;
• improve light and sightlines.

For the photography we use our own styling materials where needed, such as cushions, throws, bedspreads, vases, candles and silk flowers.

We don't style a house to make it look better than it is. We want to bring out what's already there.

Good negotiation isn't about talking as loudly as possible. It's about information, timing, calm and asking the right questions.

That's why we never judge an offer on the purchase price alone. We also look at:

• the financing condition;
• the building survey;
• the preferred transfer date;
• certainty of financing;
• any condition on the sale of the buyer's own home;
• movable items;
• the buyer's flexibility.

Based on all the information, we decide together with the seller which strategy fits best. Sometimes that's a counter-proposal, sometimes we ask a question instead, and sometimes it's wise not to respond straight away.

Our approach is inspired in part by the negotiation techniques of Chris Voss, where listening and understanding come before influencing.

Competition rarely happens by itself. We try to set up the sales process so that several serious buyers have to make a decision at around the same time.

That starts with a strong market launch. The house has to look good from the very first moment, because presentation directly affects how many people decide to book a viewing. That's why we pay attention to:

• styling;
• photography;
• video;
• floor plans;
• the listing copy;
• price positioning;
• the timing of the market launch.

During the viewings we then try not only to give information but also to listen carefully. For example, we want to know why someone wants to move, what appeals to them in the house, which other houses they've seen, how quickly they want to buy and which conditions matter to them.

That information can be very valuable later in the negotiation. So for us, negotiating doesn't only start when the first offer comes in.

There's no standard answer to that. Deliberately pricing a house lower can generate a lot of interest, but only if it also reaches the right target audience. An asking price that's too high, on the other hand, can make buyers drop out or push the house outside certain search filters.

With a unique or special house, a higher asking price can actually make sense. That's why, for each house, we look at:

• recent sales;
• competing listings;
• price per square metre;
• Funda search categories;
• property type;
• target audience;
• state of repair;
• special features;
• current market developments.

So for us the asking price isn't a prediction of the sale price, but a strategic tool for getting the market moving in the right way.

Not necessarily. A valuation isn't an offer from the agent, so a high estimate doesn't automatically mean that agent will end up achieving the highest sale price.

When we value a home, we look at, among other things:

• recent transactions;
• price per square metre;
• location;
• state of repair;
• outdoor space;
• energy label;
• target audience;
• the current competing listings;
• how the Utrecht housing market is developing.

Then we distinguish between the expected market value, the possible sale price and the asking price with which we think we'll create the best market dynamics. Those three amounts don't have to be the same.

That's why we think it matters more that an agent can properly back up their advice than that they simply name the highest figure in the first conversation.

It's sensible to invite several agents, but don't compare them only on commission and the value they mention in the first conversation. Above all, try to find out how an agent arrives at their advice and what they'll actually do to sell your house well.

Good questions to ask include, for example:

• Why do you recommend this asking price?
• What kind of buyer do you expect for my house?
• How will you make my house stand out from the other listings?
• Who takes care of the styling?
• Who does the viewings?
• How much time is set aside for a viewing?
• What information do you gather during viewings?
• How do you decide on the bidding strategy?
• What do you do if interest is disappointing?
• How do you negotiate when there are several offers?
• What results do you achieve with comparable houses?
• Can I see recent reviews from sellers?

A high valuation feels nice and a low commission looks attractive. In the end, though, what matters more is which agent you think has the best chance of positioning your house well, guiding the sale professionally and negotiating a strong result.

Two agents can sell the same house and still arrive at a different result. That difference usually doesn't come from one trick, but from the sum of choices made throughout the whole sales process.

Think, for example, of:

• the chosen asking price;
• the quality of the styling and presentation;
• the moment the house goes online;
• the number of potential buyers reached;
• the way viewings are scheduled;
• the information gathered during viewings;
• the bidding procedure;
• the final negotiation.

A house can effectively be sold as soon as one buyer is willing to pay the desired price. But that doesn't yet tell you whether the house was sold in the best possible way. Perhaps there were other interested parties who wanted to pay more or offer better conditions.

That's why we don't see our job as just finding a buyer. We want to organise the sales process so that our seller ends up in the strongest possible position.

Nobody can guarantee in advance which agent will sell your house for the highest price. The final sale price is determined by the market and by what buyers are willing to pay. What an agent can influence is how strongly your house is positioned in that market and how much serious competition arises between buyers.

That's why, at Gusto Casa, the sale starts well before the house is on Funda. Among other things, we look into:

• what sets your house apart from the other listings;
• who the most likely buyer is;
• which asking price gets this audience moving;
• how best to style and present the house;
• when best to bring the house to market;
• how we organise viewings and offers;
• how we make our negotiating position as strong as possible.

A high asking price sounds attractive, but it isn't automatically the best strategy. If an asking price that's too high means fewer buyers come to view, it can end up costing you in the result. Sometimes a strategically chosen asking price brings more interest, more bidders and therefore a better negotiating position.

That's why we don't focus on the nicest asking price in the first conversation, but on the amount and conditions that end up in the purchase agreement.

What's the best moment? I always joke that it's best to sell your house in ‘boating season’ and to buy a house in ‘ski season’. Sounds nicely decadent, doesn't it?

The best time to sell your house is from March to June. In July you need to look carefully at when the holidays fall and whether it isn't already far too hot. When it's hot your house sells less well, unless you have air conditioning and a swimming pool. But most houses in Utrecht don't.

At the end of September there's Prinsjesdag (Budget Day), which often brings a change in the market. September through October is also a good time to sell. We often still have good weather, green gardens and beautiful light then. Early November is often still just about fine, but after that it gets less favourable.

It's important to work out with an agent what the best moment is for your house and your situation. Maybe, because of changing regulations, it's really smart to put your house on the market in November or December. It's all about timing.

A few tips for choosing the right estate agency

• Ask friends, family and neighbours about a good estate agent. What was the contact with the agent like, and what did the agent do for them?
• Look at how quickly they sell and at their transactions
• Does your house fit the agent’s portfolio? What are the photos like? Who is the agency's target audience?
• Does the agent already have experience in your neighbourhood?
• Always follow your gut; it's an exciting process. You want someone who has a plan and whom you can lean on.
• Compare the services: what does an agent actually do? How does contact work? Can you call/email/message, including outside office hours?
• How many viewings are scheduled? How flexible is that?
• Are there any extra costs? Are all the adverts included? Is styling included in the price?
• Is the agent a member of a professional body such as the NVM? It's important that your agent knows the regulations well.
• Price matters, but remember that buying cheap often means buying twice. What you pay for is the time and attention. That will ultimately lead to a sound transaction with the best result and the least stress. Choose an agent who takes the time for you, the buyer and the process.

The cost of a selling agent varies. Usually you pay either a percentage or a fixed fee.

With us you pay €850 in start-up costs:

• a Land Registry search
• listing on Funda with a presentation package
• professional photos, including mood shots for social media, 360-degree photos and a property video (lifestyle)
• use of styling items in the photos, and on-site styling
• measuring the home, drawing floor plans and issuing a measurement certificate (this has already been done and can be used)
• advertising via Facebook & Instagram
• a for-sale sign

Do we think a top position on Funda is needed? Then we do it free of charge. Does the home need to be listed again? You won't get a new bill for that.

Our commission varies. Together we look at how much time and energy selling your home will take. Our minimum commission is €4,250 including VAT. That also includes the styling plan, styling the home on location and borrowing our accessories for the photos. In most cases we charge a commission of between 1.15% and 1.5% including VAT. Does your house have an expected value of €700,000 or more? Then we charge a commission of between 1% and 1.15%.

Want to challenge us? We're always open to a good bonus commission. We do like a bit of a challenge.

The average commission in Utrecht is 1%. But we don't aim for average. We're there for you, always go that extra step, and our average price per square metre is 5% higher on average. So we earn ourselves back 😉

When you make an offer on a home, you often do so subject to conditions. Usually it's subject to obtaining financing for the home. It's important to state the amount for which you want to apply for financing. People also often include a condition for a building survey. You can attach an amount to it, or you can carry out the survey within the three-day cooling-off period. If you attach an amount, you say, for example: up to €10,000, structural defects are at our risk. Anything above that we'll discuss together, or we can dissolve the purchase. Sometimes a condition is also included for the sale of your own home. Then you can dissolve the purchase if your home isn't sold within a certain period.

A seller can, and may, ask whatever they want for their home. Whether that's the best sales tactic is another question. A higher asking price doesn't always mean a higher transaction price. The seller decides, in consultation with their NVM agent, at what price they want to sell their home. The buyer can negotiate on price, but the seller decides.

A seller isn't obliged to sell the home to you. The seller always reserves the right to choose the buyer. The Dutch Supreme Court (Hoge Raad) has ruled that the asking price should be seen as an invitation to make an offer. So even if you offer the asking price, the seller can decide whether or not to accept your offer, or make a counter-offer. The seller may therefore make a counter-proposal higher than the asking price.

You often see ‘under offer’ and ‘sold subject to conditions’. But what does that mean?

A home is ‘sold subject to conditions’ when the purchase agreement has been signed, the agreement has been handed to the buyer and the cooling-off period has expired. The cooling-off period covers three full days, at least two of which are working days, and starts on the day after the purchase agreement is handed over. Once the cooling-off period has ended, the agent changes the status to ‘sold subject to conditions’.

Under offer means an offer has been made. The offer has been accepted, but the three-day cooling-off period isn't over yet.

Once you've sold your house, the agreed sale price is paid into the notary's account. You use the money you receive from the sale to pay off your mortgage debt. Is the amount you received higher than the mortgage debt? Then you have surplus equity. You can invest this surplus in your new home, or you can use it for, say, a luxury trip, a beautiful boat or a fast car. This does affect your mortgage interest deduction, though. So check this carefully beforehand.

The seller has a duty of disclosure. The seller must report to the buyer all the defects they know of that are relevant to the purchase of the home. Usually the seller does this by means of the NVM questionnaire.

As the selling agent, we go by what the buyer tells us. After all, we haven't lived there ourselves and didn't carry out the renovations. If we have doubts, we have to look into that information. As the selling agent we always go through the questionnaire. That way we check the duty of disclosure and ask the seller whether everything is correct. Especially for the things we have doubts about or that aren't clear to us.

The buyer's duty to investigate weighs more heavily than the seller's duty of disclosure. Bear this in mind when you buy a house.

Yes, it is. A negotiation doesn't have to lead to a deal straight away. You can always make an offer, and a seller can respond with a counter-proposal. Until the moment the seller has signed the purchase agreement, they can even still pull out of the sale. Usually an agent will mention during a viewing that there's already an offer on the table or that they're in negotiations with other parties. An agent may not say anything about the amount of the offer.

NWWI stands for Het Nederlands Woning Waarde Instituut (the Dutch Home Value Institute). The NWWI validates the valuation reports of its affiliated valuers. It makes sure valuations are drawn up uniformly and in line with the guidelines. This gives you a clear, objective and reliable home valuation that's accepted by almost all mortgage lenders. The NWWI is an independent, non-profit foundation.

Need an extra-fast home valuation? For example because your financing condition is about to expire, or you need to have financing arranged quickly? For an urgent valuation we can almost always come out the next day. We can deliver the report within 3 working days. It can hardly be done faster, because the report has to be validated by the NWWI. That can take up to 24 hours.

Your house doesn't have to be spick and span. It is important, though, that the valuer can get to everything.

It actually has to be in the same report. A valuer must value the current situation as they find it at that moment. After that, the value after renovation can also be determined. If you mention this at the start of the assignment, we can think it through with you. You'll need to fill in a uniform renovation specification. You state what you're going to do and roughly what it will cost.

You can use a valuation report for the 3 V’s (in Dutch: verbouwen, verduurzamen, verhuizen):

Renovating: If you want to renovate your house but finance the renovation, you need a valuation report. You can then have a report drawn up of the current condition, but also of the value after the renovation. You can then draw funds up to a maximum of the value after renovation. Only if your borrowing capacity allows it, of course. Would you like advice on the renovation and the increase in value? Then get in touch with us.

Making your home sustainable: Sustainable and energy-efficient is the future. Want to apply for financing to make your home more sustainable? Then you need to have a valuation report drawn up to make your home more energy-efficient. It's smart to get advice on the improvements from a building inspector or with a thermal scan.

Moving: If you're moving and want to take your surplus equity with you, you'll need a bridging loan. For that you have to have your house valued. The bank wants the certainty that the home will really fetch that amount, and so that the money will go into the new home.

You also need a valuation if, for example, you're getting divorced and want to know what your house is worth and buy out the other partner.

Interest discount: This might be the nicest one. If your house has gone up in value, you may be entitled to an interest discount. You pay an interest surcharge if you borrow 100% of the home's value. The lower your loan relative to the value of the home, the bigger the discount. Check with your financial adviser whether you qualify for the interest discount. This has nothing to do with rising interest rates, but with the rate under your own agreement.

With most mortgage lenders a valuation report is valid for a maximum of 6 months. This means that when you apply for the mortgage, the report may be no more than 6 months old. Some lenders use different periods. Always check this carefully. Wondering why the report is valid for such a short time? A valuation report is a snapshot. Market value can change quickly.

A free value estimate is an indication of the possible sale price. Both a value estimate and a valuation look at:

• Living area
• Maintenance
• Marketability
• Developments in the neighbourhood
• Market developments
• Flexibility and possibilities
• Sustainability
• Location of the home

Both a value estimate and a valuation report look at the market value of the house. The value should be roughly the same. However, a value estimate gives a broader range and often comes with a sales plan for selling the home as well as possible. Small tips, big results.

With a valuation report you get an extensive document with lots of background information. It contains a substantiation based on comparable homes, adjusted values, and public-law and private-law information. The valuation report also includes an analysis of the structural condition. Lenders don't accept a value estimate, so for a mortgage you really do need a validated valuation report.

Then you can borrow more than the purchase price. That gives you the chance to, say, fit that new kitchen after all from the financing. Or perhaps, by putting in your own money, you fall into a lower risk category and get an interest discount.

There's no harm in asking. However, a valuer must value a home objectively. Officially, you may not carry out the valuation if someone asks for a particular value, and as a valuer you must note in your file that a client asked for a particular value.

That said, we're always open to talking it through and indicating beforehand roughly what we think the value will be. All valuations are checked by the NWWI. If a value deviates, the valuer has to substantiate it sufficiently. If a value isn't realistic, a home can't be valued at that amount.

A valuation report is a risk analysis for the bank. If you're going to borrow money to buy, renovate or improve the sustainability of your home, the bank wants to know how much your house is worth. In short, they want to know what your house could be sold for if you can't meet your obligations.

A valuation report is an objective, well-substantiated estimate of the market value, with detailed information on how the estimate was arrived at. You have to have the home valued if you want to borrow money from the bank.

But sometimes you also need a valuation report to determine the transfer tax. Suppose you're buying the house your parents currently own. You agree on a price together. That value is well below the WOZ value. The notary then needs substantiation for the transfer tax and to establish whether this is a correct transaction price.

A valuation report isn't compulsory in every case when you buy a house. If you finance your house entirely with your own money or through a family-bank mortgage, a valuation report isn't required. But if you want to take out a mortgage, most lenders ask for a valuation report. They then ask for a validated NWWI valuation report. Sometimes a desktop valuation is enough. Which valuation you need varies by lender and by situation.

If you want to sell your house, a valuation report isn't compulsory either. But it is useful to know what your house will fetch when buying your next home. An estate agent comes round and looks at the same things as a valuer, but also makes a plan for selling your home as well as possible. The agent gives an estimate of the value. This is also called a value estimate. Your house may need to be valued for a bridging loan, though. Then you do need a validated valuation report.

A serious defect: what is it? A serious defect stands in the way of the ‘normal use’ of a house. Normal use of the home is described as: being able to live in the house safely, with a reasonable degree of durability, without the enjoyment of living there being substantially affected. The age and price of the home also play a role in determining whether a defect affects its normal use.

The age clause points out to the buyer that the home is older, and that the standards set for its build quality are lower than for new homes. Hidden defects are therefore more likely to be at the buyer's expense. As a buyer you're usually well aware that you're buying an older house and therefore running a greater risk.

However, many buyers aren't aware that defects which aren't a direct result of age can also be at their expense under the age clause.

We often talk about a hidden defect. However, the official term is ‘invisible defects’ (onzichtbare gebreken). You'll also come across this term in the purchase agreement. An invisible defect is a defect you couldn't see when you bought the home, but that does cause you problems.

There are all kinds of defects that can cause problems after buying a house, such as:

• Rotten floor joists
• Leaks in the drains, your roof or the shower
• Hidden electrical defects (unsafe)
• Woodworm
• A bath that isn't watertight
• Foundation problems
• Vermin
• Concrete rot
• Fungus in your floor

Some of these problems you, or the expert you brought in, should have spotted. After all, you also have a duty to investigate.

Buy-to-let protection (opkoopbescherming) applies to the whole city of Utrecht. In Utrecht you may no longer buy a home in order to rent it out. There are, however, a number of exceptions:

1. Lodger scheme:

You don't need a conversion permit or an environmental permit if you're a resident landlord taking in lodgers. You then have to meet these conditions

• The owner-occupier lives in the home themselves and owns at least 10% of it.
• The owner-occupier rents rooms to no more than 2 other people. This then counts as lodging.

2. Higher WOZ value

Is the WOZ value of your home below a certain limit? Then you may not let others use your home within 4 years of buying it. This is done to keep as many existing owner-occupied homes as possible available for people looking for a home. In some cases you can get a permit to let someone else use the home after all.

What is that WOZ limit?

You need a permit if you became the owner of a home:

• between 18 March 2022 and 30 June 2022 with a WOZ value of up to €440,000
• from 1 July 2022 with a WOZ value of up to €487,000

3. Home already rented out

Is the home rented out at the time of purchase? And has the tenant been living there for more than 6 months? Then you don't need a permit.

The bidding log makes all the offers on a home visible to the seller and prospective buyers. This makes the process more transparent, and you can see what other people have bid. There is a catch, though. Say there's a sealed-bid procedure. You can submit an offer until 12:00. But Pietje decides to email in an offer at 12:15 anyway, because move.nl has closed. The selling agent then has to pass this offer on to the seller. The seller may accept it. That still doesn't make the process feel fair. But you can now at least see when that offer was made.

By law you have a three-day cooling-off period. During those three days you, as the buyer, may cancel the purchase without giving a reason. The cooling-off period only starts after the buyer has signed the purchase agreement. Sometimes the cooling-off period is longer, for example because of a weekend or a public holiday. Always check this with the selling agent or your buying agent. They can help you with it.

The cooling-off period is mainly there to protect the buyer. That way a buyer can't be put under pressure; you have more time to investigate and can let it sink in. The seller doesn't have a three-day cooling-off period, but can still pull out of the sale if the purchase agreement hasn't been signed yet. This has to do with the written-form requirement.

The cooling-off period only applies if the buyer is a private individual.

Purchase agreement (signed by both parties) received by the buyer on: → Cooling-off period ends at 23:59 on:

• Monday → Thursday
• Tuesday → Friday
• Wednesday → Monday
• Thursday → Monday
• Friday → Tuesday
• Saturday → Tuesday
• Sunday → Wednesday