These terms and conditions apply whenever you engage Amster Vastgoed, including sales, purchases, rentals, valuations and additional advice. We are an NVM member (Nederlandse Vereniging van Makelaars, the Dutch association of real estate agents), so in addition to our own terms, the NVM terms and conditions also apply. Where our text covers the same ground as the NVM terms, the NVM terms prevail.

Company details

  • Company: Amster Vastgoed & Makelaardij B.V., trading as Amster Vastgoed & Makelaardij B.V. and Amster Vastgoed
  • Address: Jan Evertsenstraat 713, 1061 XZ Amsterdam
  • Phone: +31 20 261 0992
  • Website: amstervastgoed.nl
  • Email: info@amstervastgoed.nl
  • Chamber of Commerce (KvK) number: 99370522
  • VAT identification number: NL868958256B01
  • Opening hours: Monday to Friday 9:00 a.m. to 5:30 p.m., Saturday by appointment, Sunday closed

Applicability

These terms apply as soon as you engage us. That can be a written engagement, an arrangement confirmed by email, or a verbal arrangement that we then put in writing. To be safe, we always work toward an engagement confirmation signed on paper or digitally.

Any different arrangements are only valid when they are recorded in writing and confirmed by both parties. Verbal commitments that are not confirmed in writing do not count as a binding deviation from these terms.

The engagement

An engagement describes what we do for you, for which property or search, on which terms and with which timeline. We record this differently per service:

  • Sale: sales plan, substantiation of the asking price, marketing strategy (including photography, film and other presentation), term of the engagement and fee arrangements.
  • Purchase: search profile, time horizon, level of support and fee arrangements.
  • Rental: desired rent and its substantiation, target group and screening of prospective tenants, term and fee arrangements.
  • Valuation: purpose of the valuation, inspection date, validation provider (NWWI) and costs.
  • Additional advice: scope of the advice, deliverable and hourly rate or fixed price.

For other or combined engagements, such as purchase guidance outside the Netherlands, the engagement confirmation describes what we do, on which terms and for which fee.

Changes to the engagement (a different asking price, a different search profile, a wider scope) are always recorded in writing before we carry them out.

Fees and costs

We agree on our fee in advance, before we start. Which model applies to your engagement is stated in the engagement confirmation. The models we use:

  • Commission (sale and purchase): a percentage of the transaction value, agreed in advance. For a sale, only due upon a successful transaction. For a purchase, as set out in the engagement confirmation.
  • Fixed price (valuations and some advisory engagements): a fixed amount agreed in advance, excluding any validation or third-party costs (such as the NWWI).
  • Hourly rate (specific advice): a rate per hour agreed in advance, with monthly invoicing and a transparent timesheet.

For rental engagements, we set the fee per engagement in the engagement confirmation.

Additional costs (photography, styling, advertising, notarial documents) are invoiced separately and only after your explicit approval in advance. No hidden costs, no surprises afterwards.

Our rates are exclusive of 21% VAT, unless stated otherwise.

Term, termination and changes

A sales engagement has a standard term of six months, with the option of tacit renewal after consultation. A purchase engagement has a term that fits the estimated search duration, usually three to six months.

You can terminate the engagement early, in accordance with the NVM terms. Costs already incurred (photography, advertising, validations) are settled transparently. In a purchase engagement where we have actively searched, we may charge a fee for hours already worked, as set out in the engagement confirmation.

We also reserve the right to terminate an engagement when continuing it is no longer reasonably feasible (for example when a client cannot be reached for a prolonged period, or when we suspect Wwft violations that we cannot clear up).

Liability

We carry out our engagements with the care you may expect from an NVM real estate agent. We are liable for damage that is the direct result of a breach attributable to us.

In all cases, our liability is limited to the amount paid out by our professional liability insurance in the case concerned, plus the deductible. We exclude liability for indirect damage, consequential damage, lost profit or damage resulting from incorrect or incomplete information you provided to us.

Structural surveys, third-party valuations and legal services are carried out by qualified parties (building surveyors, civil-law notary, lawyer). We coordinate, but are not liable for substantive errors in the work of third parties.

Confidentiality

Information you entrust to us during an engagement is treated as confidential. We share only the information directly required to carry out the work (civil-law notary, bank, NWWI, Qualis network where applicable). For a fuller explanation, see our privacy statement.

For off-market sales ✦ and off-market engagements, additional confidentiality arrangements apply that we go through with you in advance. No buyer or fellow agent receives your details without your explicit approval.

NVM terms and conditions

In addition to these terms and conditions, private clients are subject to the NVM Algemene Consumentenvoorwaarden Makelaardij (general consumer terms for real estate agents). Professional clients are subject, insofar as agreed, to the NVM Algemene Voorwaarden voor professionele opdrachtgevers (general terms for professional clients). Which terms apply to your engagement is stated in the engagement confirmation; you receive a copy with it and you can always consult them online at nvm.nl/over-nvm/voorwaarden.

In the event of a conflict between our text and the NVM terms that apply to your engagement, those NVM terms prevail. Our text is a supplement that explains specific ways of working at our office, not a replacement for the industry terms.

Complaints and disputes

If you have a complaint about our services, let us know. Call or email Joshua Somogyi directly, or send a written complaint to info@amstervastgoed.nl marked 'Complaint'. We confirm receipt within five business days and aim to provide a substantive response within four weeks.

If we cannot resolve it together, you can submit your complaint to the Klachtenloket Vastgoedprofessionals (the complaints desk for real estate professionals) of De Geschillencommissie. The Klachtenloket assesses your complaint and determines the route: a financial dispute goes to the Geschillencommissie Makelaardij, which issues a binding decision; a complaint about conduct is assessed under disciplinary law by the Tuchtcommissie Vastgoedprofessionals. Costs may apply to these procedures; the complaint fee of the Geschillencommissie is refunded if you are found to be in the right.

Changes and validity

We may change these terms when laws or regulations require it, or when our way of working changes substantively. Changes apply from the date of publication on this page, with a new version and date noted at the top. For ongoing engagements, the terms that applied at the time of the engagement confirmation remain in force.

Should a specific provision in these terms prove unenforceable, the remaining provisions remain in full force.

Contact

Questions about these terms or about an ongoing engagement? Get in touch: