Damage from a neighbour's building work: who is responsible?
What would you like help with?
Detailed explanation, checklist and sources
Report new cracks, subsidence or leaks promptly and record the condition. A neighbour or contractor is not automatically liable: causation, unlawfulness and each party's role must be assessed under Dutch law.
On this page
1. What comes first?
Make the situation safe and reasonably limit further damage. Notify the neighbour, contractor and insurer; tenants should also notify their landlord. Record discovery, work and contacts. Necessary emergency measures need not await a final liability decision.
2. What evidence is useful?
Take dated photos and retain older images, estimates and correspondence. A pre-work condition survey helps comparison but guarantees no compensation. Other evidence may work without a survey. Preserve damaged parts where safe.
3. Whom do I hold liable?
Identify the client and contractor. Have liability assessed for attributable wrongful conduct or another legal basis; a private neighbour is not automatically liable for every independent contractor's mistake. Send a specific claim to the potentially responsible party and inform the neighbour. Planning permission does not exclude liability.
4. What can an expert do?
A building or loss expert can assess cause, extent and repairs. Agree scope, independence and access beforehand. A second opinion may help disagreement; allow the other side to inspect and avoid basing conclusions solely on suspicion.
5. Who pays investigation and repair?
Before commissioning experts, check who pays and what insurance covers. Recovery of investigation costs depends on liability and reasonableness, not every invoice. Substantiate repairs, consequential loss and mitigation. Avoid full-and-final settlement while material damage remains uncertain.
6. What if we disagree?
Request a written response, consider voluntary mediation and obtain advice on evidence, limitation, proceedings and costs. Urgent danger may need urgent assistance. Noise, planning challenges and temporary land access are separate matters; a damages claim does not automatically stop work.
Draft letter — complete yourself
Check facts and recipient. The requested response date is not automatically a statutory deadline; keep proof of sending.
Edit your draftWord
Your edits stay on this page and are not automatically saved or sent. Complete every placeholder.
No initial survey means no compensation?
Not necessarily. Earlier photos, witnesses and expert analysis may also help. Damage and the connection to works need proof; lack of an initial survey does not automatically decide the case.
Documents to prepare
Prepare your next stepFill in and save · Word
Tick what you have checked or collected. Note what is missing and take your overview to a meeting.
Unless saved in My overview: Your entries stay only on this screen. Download before leaving; closing or reloading clears them. Do not enter identity numbers, passwords or unnecessary personal details.
What do you still need for your next step?
Item 1 / 6 · Where do you stand with this item?
Timeline and contacts
This overview follows your own answers. It does not assess your rights or guarantee that your file is complete.
Your choices stay here. Use the buttons below if you want to save or download.
View all details, notes and timeline
Your timeline and evidence
List events and contacts. Note where you keep the evidence; no upload is needed.
What goes in my timeline?
Record what happened, when, the response and where to find the letter, message or photo. Mark uncertain dates.
Is my evidence sent?
No. You only note where it is kept. No files are uploaded or sent automatically.
How do I save my timeline?
Your entries are not saved automatically. Choose Save and continue later to store this preparation, including your timeline, in My overview. Wait for confirmation and save new changes again. You can also download a Word file without an account.
Up to 20 events. Choose a different position for an event to change the order.
0 / 6 · Checked or collected
For each event, note the date, what happened and where the evidence is kept. Example: 3 October — letter received — correspondence folder.
Describe the solution you would like, such as an explanation of a deduction and repayment of the outstanding amount.
For example: which document is missing, who can provide it and what should I do first?
Record the date and its source. If unknown, note this and check promptly. This tool does not calculate or monitor deadlines.
After your conversation
These are your own notes. Confirm agreements with the other person; these notes do not prove their agreement.
This is your preparation, not a submitted request, objection or legally reviewed document. A tick records only your own progress. Check the procedure and deadline in the original letter.
Save and continue later
Clear entries
Download anything you want to keep first. Clearing cannot be undone.
- Timeline and contacts
- Before/after photos and survey
- Work plan and relevant actions
- Expert report and repair estimate
- Policy, expenses and claim
- Replies and legal deadlines
Contact with a lawyer
You can use the chat and information without a phone number. A contact request requires a phone number, a verified email address and your wish for telephone contact. Our team assesses which partner fits your question. Data is shared only under the stated consent procedure. A partner or engagement is not guaranteed.
View the current application processSources
Need personal assistance? Request a lawyer through our chat. We explain the next step; submitting a request does not engage a lawyer. The links below support the legal information.
BW 6 · schade en aansprakelijkheid ↗Juridisch Loket · Bouwschade buren ↗Sources may be in Dutch. General information about Dutch law, not individual legal advice.