Service · Services
VEFA inspection: new apartment pre-delivery
An independent expert securing your VEFA from A to Z: audit of the preliminary contract and co-ownership regulations, control of staged payments by milestone, contradictory pre-delivery at 4 weeks, final delivery with signed minutes. The whole chain, one point of contact.
580 €
from · VAT incl.
3-4 h
on site
147
points checked
Wallonia
+ Brussels
expert checking the finishes of a new VEFA apartment
For whom
An inspection for four VEFA profiles.
01
First-time VEFA buyer
You are buying your first off-plan apartment. Full audit of the preliminary contract, check of co-ownership regulations and contradictory support at delivery.
02
Mid-construction buyer
You signed the preliminary. We audit milestone payments, check site compliance and prepare the pre-delivery.
03
New-build rental investor
Apartment intended for rental. The delivery minutes serve as a check-in inventory for the first tenant. Optimisation strategy included.
04
Foreign non-resident buyer
You are not in Belgium. We handle the audit and on-site meetings by proxy, with video reports and detailed summaries after each stage.
Our method
Six steps from preliminary to delivery.
VEFA is a complex legal regime combining Breyne Law and co-ownership law. Our reproducible method frames every stage: contractual audit, staged payment control, contradictory pre-delivery and delivery.
- 01Preliminary auditLegal reading of the VEFA preliminary and the general co-ownership regulations within 48h. Breyne Law clauses, payment schedule, security deposit, future charges, allowed variants.
- 02Security deposit verificationCheck of the Breyne Law security deposit certificate: issuing bank, base excl. VAT, 5% amount, dates. Green/orange/red rating with corrective recommendations.
- 03Payment milestones controlVerification of each milestone payment against actual site progress (foundations, watertight, wind-tight, finishes). Motivated refusal if advance payment.
- 04Pre-delivery at 4 weeksContradictory visit 4 weeks before final delivery. Identification of defects to fix, likely delays, non-compliant variants. Document handed to the developer.
- 05Contradictory deliveryThree to four hours on site on the day. 147-point inspection adapted to the apartment. Minutes signed on the spot with numbered and qualified reservations.
- 0612-month follow-up includedExcel reservations tracking, contractor reminders, formal notices if needed. Coordination with the syndic for defects in common areas.
Deliverables
What you walk away with, concretely.
10-15 p. contract audit
Legal report on the preliminary contract and co-ownership regulations. Anomalies flagged, renegotiation recommendations and references to Breyne Law articles.
Security deposit opinion
Green/orange/red rating on the Breyne Law security deposit certificate. Letter templates to the developer if a correction is needed before notarial signing.
Documented pre-delivery
Report of the pre-delivery 4 weeks before final delivery. List of defects to fix, sent to the developer with acknowledgement of receipt.
Signed delivery minutes
Contradictory minutes in two original counterparts signed on site with the developer. Reservations numbered, qualified and photographed.
Illustrated visual report
Thirty to fifty pages with HD photos, reservations located by room, legal qualification and quantified refurbishment estimate.
Living reservations table
Shared Excel updated at each lifting. Deadlines, status, before/after photos. Separate coordination for private and common areas.
Pricing · VAT incl., all-inclusive
Three packages for your VEFA.
VEFA audit only
From 580 €
Preliminary + co-ownership regulations
- Preliminary audit within 48h
- Co-ownership regulations audit
- Breyne Law deposit opinion
Le + demandé
Full VEFA
From 880 €
Audit + pre-delivery + delivery
- Everything in 'VEFA audit only'
- Milestone payments control
- Pre-delivery at 4 weeks
- Contradictory delivery on the day
VEFA + final
From 1180 €
Audit → final · 18 months
- Everything in 'Full VEFA'
- 12-month follow-up included
- Final reception
- Deposit release
Testimonials
They secured their VEFA with us.
★★★★★
« VEFA preliminary signed by the developer had four clauses not compliant with the Breyne Law. Audit in 48h. All corrected before the authentic deed. Peace of mind. »
photo client
Inès Carette
First-time VEFA buyer · Brussels
★★★★★
« Milestone call before the site reached watertight. Motivated refusal based on actual progress observed. The developer corrected the schedule. Saved €38,000. »
photo client
Thomas Vinckier
Mid-construction buyer · Wavre
★★★★★
« Purchase from Luxembourg. Remote audit, pre-delivery by proxy, delivery on site. Everything went smoothly without me travelling more than once. »
photo client
Robert Lemaire
Non-resident investor · Liège
FAQ
Your questions about VEFA inspection.
When should I contact you in a VEFA?
Ideally from the signing of the preliminary or even before. The audit of the preliminary and co-ownership regulations is the highest-impact step. Then, pre-delivery at 4 weeks and delivery on the day.
What is the difference between VEFA and Breyne Law?
VEFA is a type of sale (acquisition of a property to be built). The Breyne Law is a protective legal framework that applies to residential VEFA. Residential VEFA is almost always under the Breyne Law regime.
Can a milestone payment be refused?
Yes, if actual site progress does not match the scheduled milestone. The refusal must be motivated in writing with an expert report. The pre-delivery report serves as evidence.
Is the 4-week pre-delivery really useful?
Decisive. It reveals delays and defects still correctable before final delivery. It is also when variants can still be demanded without significant overrun.
Are you independent from the developer?
Strictly. We refuse any case where we have a commercial relationship with the developer or syndic. Our mandate comes exclusively from the buyer.
How do you handle defects in common areas?
We coordinate with the syndic and the provisional general meeting of co-owners. Defects in common areas can only be reserved collectively, so coordination is essential.
Prefer email? contact@reception-provisoire.be