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This summer’s severe drought has intensified a longstanding crisis affecting the foundations of homes in the Netherlands. According to Deltares and TNO, approximately 425,000 homes already have or are likely to develop foundation problems, a number expected to rise significantly in the coming decades.
Why drought damages foundations
The connection between dry weather and structural damage is physical. Otto Levelt, a land-subsidence expert at Deltares, explains that homes with shallow foundations on clay soil are particularly at risk. Drought causes clay to shrink beneath these foundations, resulting in cracks and sticking doors or windows. Repair costs can reach tens of thousands of euros.
Homes built on wooden piles face a different risk. When groundwater levels fall during dry summers, the tops of these piles are exposed to air, leading to rot (known as paalrot) and eventual instability. Homes on peat or sandy soil are also susceptible to subsidence.
A problem set to grow
The 425,000 affected homes represent a current estimate, with numbers expected to rise. The Knowledge Centre for Foundation Issues (KCAF) projects that around 687,000 buildings will be affected within 30 years due to climate change. Levelt notes that longer dry periods, interrupted by heavy rainfall, are becoming more common and place additional stress on foundations. Since this year, the Dutch weather service KNMI now tracks rainfall deficits year-round instead of only in summer.
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Who pays?
Households bear the heaviest financial impact. The financial markets authority (AFM) estimates that repairing all affected homes would cost over 11 billion euros, with average repairs costing tens of thousands of euros per home and some cases much higher. While some owners can afford these costs, approximately 75,000 cannot.
Importantly, these costs are unavoidable and uninsurable. “As a homeowner, you have no control over the causes, nor can you insure yourself against them,” said Simon Vrijsen of the homeowners’ association VEH, which is seeking government support. Standard buildings insurance does not cover gradual drought-related foundation damage. Additionally, homes with foundation issues typically sell for less, and from April 2026, foundation risk will have a greater impact on property valuations and mortgage assessments.
What could be done
Experts emphasise that the situation is not hopeless and that prevention is much less costly than repair. KCAF estimates that preventive measures could save 30 percent of affected homes, and both KCAF and VEH are urging political action. KCAF has proposed a “building passport” (woningpaspoort) for every home, documenting foundation type, condition, and other structural risks to enable early detection of problems.
Deltares is researching ways to limit damage, such as covering clay soil to slow drying, using drip irrigation to maintain soil moisture, and constructing deeper foundations. “We do need to build in a climate-resilient way,” Levelt said. For a low-lying country built mostly on soft ground, this summer has made the challenge impossible to ignore.