What is SWK?
SWK (originally Stichting Waarborgfonds Koopwoningen) is a Dutch guarantee and warranty scheme for new-build owner-occupied homes. Since 1978 SWK has issued warranty certificates to buyers of homes built by member companies, making it the oldest warranty fund in the Netherlands. The guarantees are carried out together with an insurer.
The certificate protects the buyer at two stages:
- During construction (insolvency cover). If the builder goes bankrupt, the scheme ensures the home is completed or the buyer is reimbursed for instalments paid, within the limits of the scheme.
- After handover (warranty). The builder must repair defects covered by the warranty standards. If it fails to do so, the buyer can call on the guarantee. Schemes usually provide a six-year warranty period and a longer period, up to ten years, for serious defects. The terms that apply are those in the scheme attached to the purchase and building contract.
The SWK scheme meets the Dutch “Keurmerk GarantieWoning” quality mark. Comparable schemes are Woningborg and, for renovation work, BouwGarant. The role is similar to structural warranties for new homes in the UK, such as NHBC Buildmark, though the rules differ.
In practice
- Ask for the certificate. Before signing, check that the home is covered by a scheme with the Keurmerk GarantieWoning, and make sure you receive the certificate before the notarial transfer.
- Read the warranty standards. Normal wear, shrinkage cracks within tolerances and poor maintenance are often excluded.
- Get the handover inspected. Bring a building surveyor to the handover and record defects in writing.
- Use the 5% retention. Dutch consumers may leave 5% of the contract sum in escrow with the notary until handover defects are fixed.
Common mistake: assuming the warranty also covers later alterations or work by others. Anything outside the contract with the member builder is usually not covered.
Related terms
- BouwGarant
- Specification
- STABU
- Building surveyor
- Building contract
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