When we bought our 100-year-old house in the Netherlands, we assumed-naively-that hiring contractors would be a straightforward process. The reality was the complete opposite. What should have been a smooth renovation journey turned into years of lessons, frustrations, and unexpected detours.
After almost three years of renovations (much of which we ended up doing ourselves), I’ve learned a lot about what can go wrong with contractors. In this post, I share the top red flags to watch out for when hiring contractors in the Netherlands. My hope is that by learning from my experience, you can avoid the mistakes we made and protect both your home and your peace of mind.
1. No Registration or Licensing
In the Netherlands, reliable contractors are usually registered with the Kamer van Koophandel (KvK).
Red flag: A contractor who avoids showing registration details or cannot provide proof of licensing.
Why it matters: A contractor who isn’t registered may not deliver the quality you expect, and it can be harder to protect yourself legally.
2. Vague or Missing Contract
A trustworthy contractor will always provide a written contract, even for small jobs. If he is trustworthy why not providing a contract?
Red flag: Verbal agreements or contracts with unclear scope, timelines, or costs.
Why it matters: Vague contracts allow for vague fees. Also they can allow contractors to walk away mid-project. You do not want to be left with leaking pipes or even worst with a half-built roof.
3. No Insurance or Guarantees
Professional contractors carry liability insurance and often offer guarantees on their work.
Red flag: Contractors who dismiss the need for insurance or refuse to provide guarantees.
Why it matters: Without coverage, you could be liable for accidents. You do not want this.
4. Poor Communication
Renovation projects require clear updates and responsiveness.
Red flag: Contractors who dodge questions, give inconsistent answers, or are not responsive.
Why it matters: You do not want to be in a middle of renovation and have to deal with a contractor who does not pick up the phone or does not explain to you what are the “unexpected issues” that came up.
5. Suspicious Reviews or No Portfolio
Reliable contractors are glad to show you past projects and have verifiable reviews.
Red flag: Only glowing reviews with no detail, or no reviews at all.
Why it matters: Fake or lack of reviews are common tactics of unreliable contractors. When somebody does a good job it will show in the reviews.
6. Unrealistically Low Quotes
Renovation costs in the Netherlands vary, but quality work has a fair price.
Red flag: It sounds to cheap to be true.
Why it matters: Low quotes mean corner-cutting, hidden costs and unfinished projects.
7. Pressure Tactics
Renovation is about building together, not being pushed into choices that don’t fit your budget or needs. One red flag I missed myself: when we told our contractor that a full house renovation was too expensive and asked if he could focus only on the first floor, his answer was blunt: either the whole house or nothing.
Red flag: Contractors who push you to sign quickly or discourage you from comparing options.
Why it matters: Pressure tactics often reveal luck of reliability or transparency. That can get very costly.
8. Give prices only ex VAT
In the Netherlands, Value Added Tax (BTW) is 21% for most renovation services.
Red flag: Contractors who present quotes only ex VAT, without clearly stating the final price including tax.
Why it matters: Quoting prices without VAT can make an offer look cheaper than it really is. Once the tax is added, the final invoice may be much higher than expected. To avoid surprises, always check whether the price includes VAT. And remember: not all jobs are taxed the same. For example, painting and sanding wooden floors are charged at a reduced 9% VAT rate, instead of the standard 21%.
9. Requests a (large) payment in advance
Good contractors tend to use a step‑by‑step payment plan, so you only pay as each stage of the project is completed.
Red flag: Contractors who demand a large upfront payment before any work begins.
Why it matters: Once you’ve paid, you lose leverage. If the contractor delays, delivers poor quality, or disappears, getting your money back can be extremely difficult.
10. Requests payment by hour
In the Netherlands, most renovation projects come with a clear fixed quote, so you know the price upfront.
Red flag: Contractors who insist on charging by the hour without a clear estimate of total costs.
Why it matters: Paying by the hour can make renovation costs unpredictable, with bills rising faster than expected. A clear, fixed price helps you stay in control and ensures you’re paying for the outcome you want.
11. No critical thinking
Renovation projects often bring surprises, from structural issues to unexpected design challenges.
Red flag: Contractors who simply follow instructions without questioning, suggesting alternatives, or problem‑solving when issues arise.
Why it matters: A contractor who lacks critical thinking may miss risks, overlook better solutions, or leave you to handle problems alone. That would cost you time or money or even worse both.
How to Protect Yourself
- Check KvK registration before signing.
- Request a detailed contract with scope, materials, timeline, and payment terms.
- Verify insurance and guarantees to safeguard your project.
- Ask for references to confirm credibility.
- Trust your instincts. If communication feels off, walk away.
- Get insured for legal costs.
Until next time, stay savvy.
