Foundation risks in home purchases: what has changed as of April 1, 2026?
Buying a house is a big step and often quite exciting. You fall in love with a property because of its location, finish, layout, or appearance. But beneath the surface, there can also be issues that buyers don't immediately think of. The foundation is a good example of this.
As of April 1, 2026, the appraisal report has been adjusted. Foundation risks will be given a clearer and more prominent place in it. The biggest change? In the appraisal report, foundation risk will henceforth be represented more concretely with a risk class from A to E.
More insight through a clear risk class
Appraisers use the foundation risk report from the KCAF in the appraisal report. This report is based on available data concerning, among other things, the year of construction, foundation type, soil conditions, and known information from the surrounding area.
The risk classes range from A to E:
- Class A, B, and C: No or Low Foundation Risk
- Classes D and E: increased foundation risk
This will more quickly clarify for buyers, sellers, and mortgage lenders whether there might be a point of concern. In most cases, classes A, B, or C will not warrant further investigation. This may not be the case for classes D or E. Additional research may then be desirable.
An initial investigation, such as a foundation quick scan or phase 0 study, can then help provide more clarity. The costs of this are often still relatively limited compared to a full foundation investigation. If the outcomes are positive, the appraiser can include this information in the appraisal report. This can help with the further processing of the mortgage application.
How do foundation problems occur?
Foundation problems are most common in older homes, particularly those built before 1970. During that period, wooden piles or shallow foundations, also known as raft foundations, were frequently used.
Risks can arise, for example, from:
- land subsidence;
- fluctuating or declining groundwater levels;
- Wood decay in wooden pile foundations;
- settlement or subsidence of foundations on soft ground;
- Zoning differences between different parts of a dwelling.
This issue primarily arises in areas with peat and clay soils. With wooden piles, dryness is a particular risk: if wooden piles are exposed to the air for extended periods, the wood can be damaged.
And what about in Utrecht?
For those looking for housing in Utrecht, the outlook is predominantly positive. Compared to cities like Amsterdam or Rotterdam, foundation problems are less widespread here. This is because large parts of Utrecht are situated on relatively more stable sandy soils.
This does not mean that you don't need to pay attention to anything, it can still be an issue, especially in older neighborhoods or specific districts. But generally speaking: the chance of serious foundation problems in Utrecht is smaller than in many other urban areas in the Netherlands.
What can you pay attention to yourself?
Even without technical knowledge, you can pick up on signals during a viewing. Consider, for example:
- cracks in facades or interior walls, especially in a staircase pattern and in multiple locations;
- Doors or windows that are difficult to close;
- visible deviation;
- sloping floors;
- moisture problems or noticeable subsidence around the house.
Don't you see these kinds of signs? That's often a reassuring first sign. But it doesn't tell you everything. Not every foundation problem is immediately visible.
Transparency helps you move forward
The change effective April 1, 2026, will ensure that foundation risks are more clearly incorporated into the purchasing process. This is positive, as important information will then be available earlier and in a more concrete manner.
At the same time, it's good not to be unnecessarily deterred. An increased risk class doesn't automatically mean there's foundation damage. It primarily means there might be reason to look more closely or have additional research done.
The selling agent can often provide information about what is known. Your own buying agent can also help you ask the right questions and assess the information correctly.
In short: get well-informed, look critically at the available data, but don't panic immediately. With the right knowledge and guidance, you can confidently buy a home even in these times.