If you are selling your home soon, since 1 April 2026 you will have to deal with something new: the funderingslabel (foundation label). Since that date, this label has been a mandatory part of the valuation report. In this article we briefly explain what it is, which homes it is relevant for and, above all, which label poses a risk for the buyer's mortgage application and what you can do about it.
What is the foundation label?
The foundation label, officially the Funderingsrisicorapport (Foundation Risk Report), was developed by KCAF (the Dutch knowledge centre for tackling foundation problems). It gives an indication, per address, of the risk of foundation problems, shown as a score from A (low risk) to E (high risk). The score is based on data such as soil type, year of construction and type of foundation, so it is a model-based estimate, not a definitive technical assessment.
What changed on 1 April 2026?
Since 1 April 2026, this A–E score has been a mandatory part of the standard valuation report used by NRVT-registered valuers (NRVT: the Dutch register of real estate valuers). This means that for every home valuation by an NRVT valuer, the foundation risk is now included in the report as standard. Because a valuation report is usually needed as soon as a buyer applies for a mortgage, in practice this affects almost every home sale — often only after an offer has already been accepted.
The requirement applies to all homes, but an increased risk mainly occurs in older homes with wooden pile foundations, buildings on peat soil, and pre-war buildings in areas including the western Netherlands and the Zaanstreek. Newer homes on concrete piles or firm ground generally get a low label and will notice little of the new rules.
Which label poses a risk for the mortgage application?
In practice, labels D and E are the most relevant for financing. With these labels, lenders may impose stricter requirements, offer a lower maximum mortgage, or ask for additional documentation, such as a separate foundation survey. This can mean a buyer is unable to secure (all of) the financing. Labels A, B and C generally do not lead to additional financing requirements.
What do you need as a seller?
You do not apply for the label yourself; the valuer includes it in the report. If your home is in an area of concern or the foundation is older, you can, however, have a QuickScan carried out in advance by a KCAF-recognised firm: an affordable check (usually €300–€650) with results within a week. If there are already concrete signs of problems, a full foundation survey (€7,000–€9,000, taking around two months) gives a much more precise picture than the model-based label.
Consequences of a D or E label when selling
With a D or E label, the consequences for the seller are greatest. The first market figures show that homes with a D label sell on average for 3 to 8% less than comparable homes with an A label, and homes with an E label for 8 to 18% less. In addition, buyers more often take the risk into account in their offer, ask more critical questions, and an unfavourable label can be used to include a foundation condition in the purchase agreement.
What if the report is negative?
A D or E label does not have to be a dealbreaker, but it does call for a different approach:
First have a targeted foundation survey carried out if this has not yet been done — this often gives a more precise, and sometimes more favourable, picture than the automatic label.
Be transparent with potential buyers; as a seller you have a duty to disclose known defects, and openness prevents disputes afterwards.
Consider whether (partial) foundation repair beforehand would improve the home's saleability and sale price enough to make the investment worthwhile.
Adjust your asking price realistically in advance, rather than letting this happen during the negotiations.
Frequently asked questions
Is the foundation label mandatory for every home sale?
It is a mandatory part of every valuation by an NRVT valuer. Because most sales involve financing, in practice almost every home sold gets a label.
Can I still sell my home with a D or E label?
Yes, but expect a lower sale price, more critical buyers and possibly stricter financing requirements for the buyer.
Is the foundation label final?
No, it is an indicative risk score. If in doubt, or if the risk is higher, a targeted foundation survey can give a more precise picture.
Koops Makelaardij has been the local estate agent in Kennemerland for more than 20 years. Every year we sell more than 100 homes, and we let and manage more than 500 homes — with offices in Haarlem, Amsterdam and Amstelveen.
Whether you want to buy, sell or let: we are here for you with personal advice, proven results and genuine local market knowledge.
Get to know us without obligation, or request a free valuation.
