Inspection Report

The 'Before' Photograph

An inspectierapport, also known as a check-in report (opnamestaat), serves as a detailed, written and often photographic record of a property's condition at the precise moment a tenant takes possession. This document is arguably one of the most important in the entire rental process, yet its significance is often underestimated by tenants eager to move in. Its primary purpose is to establish a baseline. Without a mutually agreed-upon inspection report, Dutch law defaults to a precarious position for the landlord. The law states that if no report was created at the start, the tenant is presumed to have received the property in good condition and must return it in the same state, except for normal wear and tear. However, the crucial twist is that if a dispute arises at the end of the tenancy about damages, and no initial report exists, the law then presumes the property was returned in the same state it was received. This puts the burden of proof entirely on the landlord to prove that the tenant caused specific damages, a very difficult task without a baseline document. Therefore, a thorough inspection report is, ironically, more in the landlord's interest than the tenant's.

For the tenant, the inspectierapport is a shield. It is their opportunity to meticulously document every existing flaw, no matter how minor: a scratch on the floor, a crack in a tile, a window that doesn't close properly. The process should be a joint exercise between the landlord (or their agent) and the tenant, walking through every room and noting every detail. Tenants should be skeptical of agents who rush this process or dismiss concerns as 'minor'. Take your own photos and videos, timestamped if possible, as a personal backup. The final report should be signed and dated by both parties, with each receiving a copy. Refusing to sign until all observed defects are included is a tenant's absolute right. This document prevents the most common source of deposit disputes: a landlord blaming a new tenant for the previous tenant's damages.

Contents and Common Pitfalls

A proper inspectierapport is more than a simple checklist. It should be a comprehensive survey. It typically includes sections for each room, detailing the state of the floors, walls, ceilings, windows, and doors. It should also list all fixtures and fittings, such as kitchen appliances, light fixtures, and bathroom furniture, noting their condition and functionality. Meter readings for gas, water, and electricity are also a critical component, providing a clear cut-off point for utility billing. Some of the most frequently overlooked items that later become points of contention include the condition of the grouting in bathrooms, the presence and functionality of smoke detectors, the number of keys provided, and the state of any included furniture or garden areas. A vague report stating 'good condition' is almost useless.

The pitfalls are numerous. A common issue is the use of boilerplate reports by real estate agents that don't accurately reflect the specific property. Tenants may feel pressured to sign a generic document on the spot. Another problem arises when the inspection is done without the tenant present, with the report being sent later for a signature. This is a major red flag; the inspection must be a joint activity. Tenants should also be wary of clauses that state the tenant accepts the property 'as is'. While you do accept the property, this does not waive the landlord's legal obligation to fix defects they are responsible for. The report's purpose is to document the state, not to absolve the landlord of their maintenance duties. It's a snapshot in time, not a waiver of rights.