The Structural Engineer by r. Ernst de Beaufort

The Structural Engineer

By Ir. Ernst de Beaufort – Guest Blogger for The One Real Estate

About the Author

Ir. Ernst de Beaufort is a restoration structural engineer and specialist in foundation and structural issues relating to existing and listed buildings. As a guest blogger for The One Real Estate, he periodically shares his knowledge and practical experience from Amsterdam's property sector.

An Unexpected Evening on Linnaeusstraat

April 2026, Linnaeusstraat, Amsterdam. It was eight o’clock in the evening, and the entire owners’ association (VvE) was gathered around the dining table of the downstairs neighbour: five property owners in total. They had just told me about their neighbours, a housing association, who had sent them a letter stating that their foundation had been inspected, found to be in very poor condition, and that foundation remediation works were required.

Five pairs of questioning eyes looked at me: the building appears to be in excellent condition, so how can the foundation be defective? How much is this going to cost us? What are we supposed to do? Is there anything we can still do? Should we engage a solicitor? Or contact the municipality?

What Does a Restoration Structural Engineer Do?

I have now worked in Amsterdam for more than twenty years as a specialist in foundations and structural shells, and I have gained a fairly good understanding of how these matters tend to unfold. I describe myself as a restoration structural engineer: a structural consultant specialising in existing, historic, and listed buildings.

I advise private owners, estate agents, developers, and heritage organisations such as Stadsherstel Amsterdam and Vereniging Hendrick de Keyser on the structural management of their property portfolios. Foundations are invariably the most challenging cases: invisible to the naked eye, unpredictable, and difficult to inspect.

When Is a Foundation Truly Defective?

I know that a statement such as “the foundation is defective” has little value on its own. Not only can the assessment methodology be interpreted in different ways, but perceptions of what constitutes a good or bad foundation vary considerably from one person to another.

One owner may not be troubled in the slightest if a house gradually settles out of level over the years, requiring doors and windows to be trimmed occasionally because they stick. Another owner may lose sleep over minor cracks in the walls, hear “strange noises”, and become overwhelmed by the uncertainty.

The Interests Behind a Foundation Report

What does not help is that investigation reports are often influenced by the objectives of the commissioning party — whether a buyer, seller, difficult neighbour, or developer — rather than representing a fully independent assessment.

That was also the case on Linnaeusstraat. The housing association had omitted to mention that it intended to sell its properties and that foundation replacement was required beforehand. Because the adjoining walls were jointly owned (“party walls”) with the owners’ association, the VvE, as co-owner, was formally required to grant permission for the works.

A strongly worded report was therefore produced and accompanied by an equally firm covering letter to the VvE. The intention was clear: to exert sufficient pressure on the owners to secure their approval as quickly as possible.

Engineering, Emotion, and Significant Financial Interests

I am familiar with situations of this kind and was able to explain to the owners’ association what was actually happening. That evening we discussed everything from their legal position to technical subjects such as negative skin friction and bacterial deterioration of timber foundation piles.

Following this explanation, the owners successfully negotiated additional conditions with the housing association to provide better protection for their own foundation.

This illustrates why foundation-related matters are often so complex. They involve technically demanding issues, considerable uncertainty, and potentially substantial financial consequences.

Knowledge Creates Confidence

The most rewarding aspect of that evening was the sense of relief that emerged. By gaining a clearer understanding of the underlying facts, the owners developed confidence in their position for the first time when dealing with the housing association.

Knowledge leads to understanding, understanding leads to confidence, and confidence ultimately results in better and more informed decisions.

Why This Blog Series?

It is therefore encouraging that Joep, Pauline, and Jesper from The One Real Estate take this subject seriously and have invited me to contribute my expertise. Like me, they believe it is important that clients and professional contacts are well informed.

As an enthusiastic specialist, I enjoy sharing my knowledge with others. I was therefore delighted to accept their invitation to introduce readers, through a regular blog series, to the fascinating world of Amsterdam’s foundation and structural shell challenges.

This is the first edition. I wish everyone as much enjoyment from working with The One Real Estate as I experience myself.