What the new foundation risk score means for your mortgage

To make sure you don’t end up buying a house that’s on its way to becoming the next Leaning Tower of Pisa, there’s a new rule in place. Since April 1, 2026, every valuation report includes a foundation risk score. That way, you get a clear picture of any potential repair costs before things get tricky. 

What changed on April 1, 2026

From now on, valuers include an assessment of the foundation risk in every report. That assessment comes with a letter: A to E. The information is drawn from the database of the Dutch Knowledge Centre for Foundation Problems (KCAF) and is factored into the home’s valuation going forward.

This isn’t a new law. It’s an update to the official valuation template, supported by the entire valuation and real estate industry. The idea behind it is simple: more transparency, fewer surprises.

The scores from A to E

The foundation risk score indicates the likelihood that a property has or may develop foundation issues. It’s not a technical on-site inspection, nor a judgment on the actual foundation. It’s an estimate based on data about soil type, groundwater levels, construction year and region.

• A: Low risk. Nothing to worry about.
• B: Limited risk. Nothing dramatic, but good to know.
• C: Increased awareness. Lenders take note, but this rarely causes issues.
• D: High risk. The valuer will usually request additional research (a QuickScan).
• E: Very high risk. Additional research is almost always required.

A small but welcome detail: for higher scores, the valuer now has to clearly explain what the risk means for the valuation. So, no more cryptic letters without context!

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What this means for your mortgage

Here’s where it gets interesting, because the score in the valuation report directly affects how lenders look at your financing.

A, B or C valuation

With an A, B or C, not much changes in practice. Your mortgage application runs as you’d expect. 

D or E valuation

With a D or E, things get a bit more nuanced. The valuation is only final once additional research has been done, usually a QuickScan. That outcome determines: 

• Whether the valuation holds or needs adjustment to reflect potential repair costs.
• Whether the lender sets additional conditions or, in some cases, assesses the application differently.

Foundation risk impacts your maximum mortgage

Foundation repairs can quickly run into tens of thousands of euros, sometimes well over 100.000 euros. So, it's logical that lenders are paying close attention. And honestly, it's also in your best interest. 

Where to pay extra attention

Foundation risk isn’t the same everywhere. Areas where it comes up more often include the Randstad, with its many older inner-city buildings on wooden piles, the peat-meadow regions in Friesland and parts of Groningen, and homes built before 1970 combined with lower groundwater levels.

Estimates vary, but there are around 500.000 homes in the Netherlands at increased risk of subsidence due to drought. Sounds pretty significant! And at the same time, it means the vast majority of Dutch homes simply score an A or B. 

What’s smart to do

The new rule is actually a good move: more transparency in the buying process. There’s just one thing. The foundation information only surfaces at the valuation stage, which usually happens after the purchase agreement is signed.

So, it’s good to know what you can do upfront:

• Have your buying agent check the foundation status beforehand. Estate agents have access to the underlying data and can give you a read on it before you decide to bid.
• Consider including a foundation clause in your offer. Much like a financing clause, this protects you if an unexpected issue arises during the valuation.
• Talk it through with your mortgage advisor, ideally before bidding. Especially with older homes or properties in known risk areas, it's better to have your options spelt out for you earlier rather than later.

Better to be prepared

The new rule asks for a little more preparation than before. But with the right information going in, there are no surprises waiting at the end. Because with a well-prepared approach, “a risk” simply becomes “a factor you account for”.