What does VvE management really cost in 2026? Fees, hidden extras and what you could save

Short answer: according to VvE Belang, an external VvE management company (beheerder) costs on average €100 to €210 per apartment per year, and public price lists from management companies often show €150 to €300 per apartment for small VvEs. Extra charges regularly come on top, such as onboarding fees, an extra meeting or a maintenance plan, and a VvE pays 21% VAT that it cannot reclaim. A good management company can be worth that money. But it pays to know what you are paying, and what that amount could also have paid for.

What do you pay per apartment on average?

There is no independent study with a fixed method on what VvE management companies charge, so every average is an indication. The range VvE Belang gives for external management:

• Small VvE (5–10 apartments): €100–€210 per apartment per year
• Medium VvE (10–30 apartments): €65–€180 per apartment per year
• Large VvE (more than 30 apartments): €100–€150 per apartment per year

Public price lists from management companies typically quote €100 to €300 per apartment per year in 2026, or roughly €10 to €25 per apartment per month. Basic packages (financial and administrative management only) start around €125 per apartment per year; packages that include running the meeting and technical management cost more. Always compare quotes for the same set of tasks, converted to euros per apartment per year, including VAT.

What is usually included?

• Financial management: budget, collecting contributions, payments and the annual accounts.
• Administrative management: member records, correspondence, insurance and contracts.
• Technical management: the multi-year maintenance plan (MJOP), maintenance contracts and damage reports.
• Meetings: preparing, chairing and taking minutes of the owners' meeting.

Why small VvEs pay the most per apartment

A VvE with four apartments is almost as much work for a management company as one with ten: one budget, one set of accounts, one meeting. Those fixed costs are spread over fewer owners. That is why per-apartment fees for small VvEs sit at the top of the range, and why some companies only quote small VvEs on request. According to the Vereniging Eigen Huis reporting point, small VvEs (up to five apartments) also often get less attention, because management companies earn less from them.

Costs that are not in the base fee

The base fee is rarely the whole story. Examples from public price lists of management companies (2026):

• Onboarding fee when you switch: around €1,000, one-off.
• Extra meeting: €625 (online) to €775 (in person), sometimes with travel time, mileage and venue hire on top.
• Evening work: around €150 per hour; other work outside the contract around €100 per hour.
• Information when an apartment is sold: around €105.
• Having an MJOP drawn up: for a small building from about €650 including VAT, plus inspection hours at around €120 per hour.

So always ask for the list of additional rates with a quote, and work out what a normal year costs, including an evening meeting.

Don't forget VAT

For its ordinary activities a VvE is not a VAT entrepreneur and cannot reclaim the VAT on management fees (see the Dutch VAT Act 1968). Many fees are quoted excluding VAT. If so, add 21%: €200 excluding VAT costs the VvE €242.

Rising fees

In an RTL Nieuwspanel survey of 4,850 VvE members (April 2026), 52 percent of members with a hired management company saw management costs rise in recent years, by around €25 per month on average. Price increases are often written into the contract, so check the indexation clause when you renew.

How satisfied are owners with their management company?

The picture is mixed, and depends heavily on who you ask:

• In the RTL Nieuwspanel (April 2026, weighted), 66 percent are (fairly) satisfied and just over 28 percent are dissatisfied. High costs and poor communication are the main complaints.
• At the Vereniging Eigen Huis reporting point (2023), 76 percent of just over 500 respondents were dissatisfied. Note: people chose to report here, and dissatisfied owners are more likely to do so. This figure does not mean three quarters of all VvEs are dissatisfied. Complaints were mostly about communication, reachability, changing contact persons and a lack of expertise.
• In the VvE Belang board panel (300 board members, 2024), about 70 percent were satisfied with communication and reachability. A third did think management companies should improve their expertise, and VvEs with a steady contact person were more satisfied.

Anyone in the Netherlands can call themselves a VvE management company: there is no required training, no quality mark and no supervision, VvE Belang told RTL Nieuws. If you have a complaint you cannot resolve with your management company, you can turn to the VvE Belang complaints line.

Reserve fund and MJOP: what the law requires

Separately from management, every VvE must save for major maintenance in a reserve fund (article 5:126 Dutch Civil Code). Since 2018 there has been a minimum for the annual contribution: the amount from an MJOP that is no more than five years old and looks at least ten years ahead, or otherwise at least 0.5% of the rebuild value per year (Rijksoverheid). The rebuild value is on the buildings insurance policy.

Worked example. A building with a rebuild value of €2,000,000 must reserve at least €10,000 a year without an MJOP. With ten equal apartments, that is just over €83 per apartment per month. VvE Belang notes that building experts recommend an MJOP covering 20 to 30 years.

What could that money have paid for?

Worked example. A VvE with six apartments pays €200 per apartment per year: €1,200 a year, or €12,000 over ten years. What that could pay for in maintenance, based on indications from building consultants and roofers:

Managing it yourselves: what's involved?

Self-management is cheaper, but not free. Someone on the board has to collect contributions, pay invoices, prepare the annual accounts, prepare the meeting and request quotes. Expect a few hours a month, and more around the annual meeting or major maintenance. Many VvEs have the accounts checked by an audit committee or an outside party, and you will often still need a building consultant for the MJOP. For one VvE a management company is worth the peace of mind; another prefers to stay in control.

Want to know what your VvE currently spends on management, and what that adds up to over five or ten years? Soon you can work it out with our VvE management cost calculator.

Frequently asked questions

What does a VvE management company cost per month?

Around €10 to €25 per apartment per month, according to public price lists. Small VvEs are usually at the top end.

Does the fee include VAT?

Not always. Many fees are quoted excluding VAT, while the VvE cannot reclaim the 21% VAT.

Does every VvE need an MJOP?

An MJOP is not mandatory, but reserving is. Without a valid MJOP you reserve at least 0.5% of the rebuild value per year.

About Buur

Buur is building a simple way for small VvEs to manage themselves, with clear oversight for every owner, from €49 per year for 2 to 5 apartments. The app is not available yet. Put your VvE on the waitlist if you'd like to hear when you can start.

Sources

• VvE Belang: Costs of external VvE management (Dutch)
• VvE Belang: VvEs are mostly positive about their management company (Dutch)
• Vereniging Eigen Huis: VvE reporting point, 76% of respondents dissatisfied (2023, Dutch)
• RTL Nieuws: Vereniging Eigen Huis reporting point (2023, Dutch)
• RTL Nieuws: Hundreds of thousands of homeowners dissatisfied with their VvE manager (2026, Dutch)
• Rijksoverheid: How much must VvEs reserve for major maintenance? (Dutch)
• Dutch Civil Code Book 5, art. 5:126
• Dutch VAT Act 1968

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