Electrical defect after buying a house
If you discover a problem with the electrical installation shortly after buying a house, the key question is whether it already existed before the transfer. We investigate the installation and record independently what is wrong, what caused it and whether the damage fits a longer period.
Report usually within about an hour of the inspection · usable with the seller
Have the defect investigated
Record it first
Do not repair or clean anything until the situation has been recorded. Once something has been removed, nobody can assess it any more, not the seller and not a court.
Request an investigation
What should you do about a defect after buying a house?
With a defect after buying a house in the Netherlands, the question is whether the property had the qualities you could expect at the transfer. For the electrical installation, that is a technical question: what is wrong, what caused it, and how long has the problem existed?
We record that in an independent report with facts, measurements, photos and assessment against NEN 1010, the Dutch wiring standard. We do not judge liability; that is for you, the seller and, if needed, your lawyer, with our report as the technical basis.
- What is wrong
- The technical cause
- Long-term or recent
- Checked against NEN 1010
- Repair advice
- Photo report
Found a defect after buying? Have it recorded before you repair it.
Call 085 505 5457Common electrical defects after buying a house
Eight situations buyers run into most in the first months after the transfer.
RCD that keeps tripping
Does the power keep cutting out, especially when one room is in use? The cause is often a hidden connection or damaged insulation.
Burning smell or warm parts
A burning smell at the fuse box, a warm socket or discoloured plastic point to heat building up in a connection.
Melting damage in the fuse box
Melted plastic, charred wires or soot. We establish where the heat developed and how long it has been going on.
DIY extension
An attic, shed or garden wired up by a previous owner, often without conduit, with wire that is too thin or without its own circuit.
Hidden junction boxes
Connections behind screwed-on panels or boxed-in spaces. Not accessible, and so never checked.
Circuit chart does not match
Circuits that do not match reality, or extensions that are missing from the chart. A sign that work was done out of sight.
Overloaded circuit
A boiler, hob or heat pump on a circuit not designed for it. We calculate the load and check the protection.
Age or defect?
Not everything old is a defect. We make the technical distinction between normal ageing and an installation that is not up to standard.
What matters with a defect after buying a house?
In a dispute about a defect after buying a house, three questions almost always come up:
- Did the defect exist before the transfer? That is a technical question, and it is exactly what our report answers.
- Did the seller know about it, or should they have disclosed it? That is for the parties and their lawyers to assess.
- Could you have seen it during a normal viewing? Also a legal judgement, where it helps if it is established that a connection was hidden behind a screwed-on panel.
We are not lawyers and do not give legal advice. It is, however, sensible to report the defect to the seller in writing as soon as possible: Dutch law requires a buyer to complain within a reasonable time after discovering a defect (Article 7:23 of the Dutch Civil Code). For the legal side, we refer you to a lawyer or your legal expenses insurer; they use our report as the technical foundation.
What the report records, and why it matters
A defect after buying a house only becomes a strong case when the facts can be verified. This is how our report is built.
| Part | In the report | Why it matters |
|---|---|---|
| Findings | What was observed, without interpretation | Hard to dispute |
| Measurements | Result and assessment per measurement | Objective and repeatable |
| Cause | The mechanism, step by step | Clear to non-specialists |
| Long-term or recent | A reasoned assessment | The key question for the seller |
| NEN 1010 | The clause for each rejection point | Verifiable by an expert |
| Photo report | A photo of every finding | Evidence survives the repair |
Photo from one of our investigations; without location or client details.
See an example: buyers, an RCD and a hidden junction box
Our sample report follows a fictional case of a defect after buying a house, from first call to NEN 1010 assessment.
View the sample reportThree steps straight after the discovery
Record what you see
Take photos, note the date you discovered the problem and keep any loose or damaged parts. Do not repair or clean anything yet.
Call for adviceHave it investigated
We establish on site what is wrong and how long it has been going on. You usually receive the report within about an hour of the inspection.
Request an investigationInform the seller
Report the defect to the seller in writing and include the report. In a dispute, your lawyer can use the report straight away.
Read the FAQHow the investigation of a defect after buying a house runs
- 1
Request
You tell us what you found and when. We ask about the purchase date, any building survey and whether anything has already been repaired.
- 2
Inspection
Visual inspection, measurements and thermal imaging. With your permission, we make hidden connections accessible and record them.
- 3
Report
Facts, measurements, cause, long-term or recent, NEN 1010 assessment and repair advice. Usually within about an hour of the inspection.
- 4
Supplement
Does the seller or their expert respond with questions? We answer them in writing in a technical supplement.
Why the seller takes our report seriously
No side taken
We describe the technology, not who is right. That makes the report useful to both sides.
Honest about limits
The exact start of a defect cannot be determined afterwards. What can be established, we substantiate in full.
Verifiable
Every conclusion refers to a photo, a measurement or a NEN clause. The seller's expert can check it.
Separate from repair
You are free to choose the installer who repairs the defect.
Frequently asked questions about a defect after buying a house
Is an electrical problem after buying always a hidden defect?
No. Whether something is legally a defect depends on what you could expect when you bought the house, on the age of the property and on what the purchase agreement says. We establish what is technically wrong and how long it has been going on; the legal assessment is for the parties and their advisers.
Can it be established that the defect existed before the transfer?
The exact start cannot be determined with certainty afterwards. We can, however, assess whether the damage fits a process over weeks, months or longer. Charring along a length, brittle insulation and undisturbed dust around a connection usually point to a longer period.
How quickly should I inform the seller?
As soon as possible and in writing. Dutch law requires a buyer to complain within a reasonable time after discovering a defect (Article 7:23 of the Dutch Civil Code). For the legal side, ask a lawyer or your legal expenses insurer for advice.
Can I already have the defect repaired?
If there is immediate danger, the installation must be made safe. Have the situation recorded first, though: with photos, measurements and by keeping removed parts. We can do both in one visit.
How much does the investigation cost?
The price is on request. It depends on the size of the installation and of the investigation. You always receive a price in advance.
Is the report in English?
The report is written in Dutch, because the seller, their expert and any Dutch lawyer will read it. We explain the findings to you in English. If you also need the report itself in English, mention it when you book and we will tell you what is possible.
The seller is bringing in their own expert. What then?
Then both experts can compare their findings. We answer questions or differing conclusions in a technical supplement. If the seller already has a report, we can assess it in a counter-expertise.
Does this also apply to a new-build home?
New-build homes often come with their own warranty and handover arrangements. A technical report is still useful for recording defects in the electrical installation for the contractor.
Have the defect recorded independently
Tell us briefly what you found, when, and when the house was transferred to you. We will contact you to discuss your question, the price and the planning. Immediate danger? Call 085 505 5457 (from abroad: +31 85 505 5457).
Recognised installation company
Recognised installation company
Have the defect investigated
Related reports
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Insurance claim
A well-founded technical cause, so your insurer can assess the damage properly.
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Second opinion
Does the seller have their own report? We assess it independently.
More InformationJust moved in and something is not right?
Call us for a no-obligation conversation. We will tell you honestly whether an investigation makes sense in your situation.
Call 085 505 5457