Always start with an investigation, because only then do you know whether repair is needed, how urgent it is and what it costs. Most official information on foundations is only available in Dutch; this page summarises it in English.
Why Amsterdam houses stand on wooden piles
Amsterdam is built on soft ground, and wooden piles were the standard way to reach the firm sand layer; they were mainly used before 1970. Wood keeps well as long as it stays under water.
If the tops of the piles dry out, for example when groundwater drops, fungi can attack the wood. Bacterial decay is slower but also weakens piles under water. Which of the two is going on decides the approach and the urgency.
Signs to watch and what the measuring bolts say
Typical signs are cracks in the façade, doors that stick, sloping floors and a building that leans. The only certainty comes from a foundation investigation (funderingsonderzoek), in which an independent firm digs an inspection pit, assesses the wood and calculates the load-bearing capacity.
In almost every neighbourhood inside the A10 the City has fixed measuring bolts (meetbouten) in the façades. 1 to 2 mm of subsidence per year is no cause for concern, and from 3 mm per year a foundation investigation is advisable. Old foundation drawings can be requested from the City Archives.
The City steps in when there is structural damage and measurements cross a limit, such as a lean of more than 1:75 or subsidence of more than 3 mm per year. It prefers voluntary repair within a reasonable time, but can order it. In the worst quality class (IV) the policy rules require replacement within a year.
Buying a house in Amsterdam: what to ask
If you are buying an older Amsterdam house or apartment, the foundation is one of the biggest financial unknowns, and repair is paid by the owner. Ask the seller, the estate agent or the VvE for what already exists before you commit.
- Any foundation investigation report for the building or the block, and its date.
- Measuring bolt readings for the building and its neighbours.
- Whether the City has sent the owners a letter about the foundation.
- For an apartment: whether the VvE has discussed or saved for foundation repair.
- Whether the building is a listed monument, which affects both the permit and the funding options.
What repair involves
In a full repair the house is temporarily supported, the old timber support is removed and new piles go in with a concrete beam or floor that takes over the walls. A structural engineer chooses the method based on the soil, access and the neighbouring buildings. In a row of connected Amsterdam houses, low-vibration methods are the norm.
Repair with the whole block if you can. A neighbouring building can subside if you replace only your own foundation, and repairing together can lower the cost per home. Foundation repair needs an omgevingsvergunning, certainly when a basement is added or deepened, and in some neighbourhoods a basement is not possible at all.
Cracks, sticking doors and sloping floors do not disappear by themselves after the repair. Ask whether brickwork, plastering, floors and window frames can go into the same schedule and quote. The repair comes with a guarantee; its period and terms are in the quote.
Funding: no subsidy, but two loans
There is currently no City subsidy for carrying out foundation repair in Amsterdam; the owner pays. The City points to two loans instead. The only local subsidy covers a few specific buildings near the Singelgracht parking garage.
The Fonds Duurzaam Funderingsherstel (Sustainable Foundation Repair Fund) offers the Funderingslening Maatwerk to private owners who cannot get a normal loan because of their income. It has been available nationwide since 1 July 2025. The loan runs for 30 years, and the maximum depends on the floor area of the largest floor; the fund publishes the current limits and rate. On 18 September 2026 there were no monthly payments in the first three years. The fund does not lend to a VvE; apartment owners apply individually.
Owners of a municipal monument can also apply to the Amsterdams Restauratiefonds. The fund only pays out once the omgevingsvergunning is final, so apply for the permit early.