EIGENDOMSANALYSE - DEEL SCHADE
INHOUD
Inleiding: .............................................................................................................................................5
Wat is schade? .................................................................................................................................5
Schade op bouwtechnisch vlak .....................................................................................................5
Wanneer kan schade vergoed worden? ..........................................................................................6
Vaststellingstechnieken....................................................................................................................6
Informatie verzamelen ..................................................................................................................6
Opmeting .....................................................................................................................................7
Metrologie ....................................................................................................................................7
Foto-opnames .................................................................................................................................7
Meten van afmeting en vorm .............................................................................................................8
Afstand en richting ........................................................................................................................8
Vormafwijkingen ...........................................................................................................................8
Deel 2: Scheuren ............................................................................................................................... 10
Terminologie: ................................................................................................................................. 10
Oorzaken van scheur- en barstvorming ............................................................................................ 10
Mogelijke gevolgen ......................................................................................................................... 10
Krimpwerking ................................................................................................................................. 11
Krimpscheuren in beton .............................................................................................................. 11
differentiële krimp in dekvloeren .................................................................................................. 12
Thermische werking........................................................................................................................ 13
Differentiële zetting ........................................................................................................................ 14
Doorbuiging ................................................................................................................................... 15
Kruip van beton ........................................................................................................................... 16
Zwelling ......................................................................................................................................... 16
Spatkrachten ................................................................................................................................. 16
Trillingen ........................................................................................................................................ 17
Uitvoeringsfouten ........................................................................................................................... 17
Meten van scheuren ....................................................................................................................... 17
Aandachtspunten bij de controle van scheurvorming .................................................................... 17
Controle van scheurvorming ........................................................................................................ 18
Beoordeling van scheuren ........................................................................................................... 18
Zijn scheuren zorgwekkend? ........................................................................................................... 19
Beoordeling volgens het technisch verslag ....................................................................................... 19
P a g i n a 1 | 103
,Deel 3: VOCHT................................................................................................................................... 19
Inleiding ......................................................................................................................................... 19
Vochtbronnen:............................................................................................................................ 20
Vochttransport ........................................................................................................................... 20
Oorzaken van vochtschade: ........................................................................................................ 20
Vochtschade herkennen? ............................................................................................................ 20
Gevolgen van vocht in gebouwen ................................................................................................. 21
Condensatie .................................................................................................................................. 21
Oorzaak ..................................................................................................................................... 21
Herkenbaarheid .......................................................................................................................... 22
Voorkomen: ................................................................................................................................ 22
Opstijgend vocht ............................................................................................................................ 23
Oorzaak: capillariteit ................................................................................................................... 23
Herkenbaarheid .......................................................................................................................... 23
Oorzaak: .................................................................................................................................... 23
Remediëren / oplossen: .............................................................................................................. 23
Hygroscopische zouten .................................................................................................................. 24
Waar komen zouten vandaan? ..................................................................................................... 24
Schade ....................................................................................................................................... 24
Bouwvocht ..................................................................................................................................... 25
Oorzaak ..................................................................................................................................... 25
Remediëring ............................................................................................................................... 25
Neerslag / lekken ............................................................................................................................ 25
Schimmels en zwammen ................................................................................................................... 25
Omstandiheden voor schimmelvorming .......................................................................................... 25
Vochtmeting .................................................................................................................................. 26
Beoordeling volgens technisch verslag: ........................................................................................... 28
Andere rare dingen (“specifieke metingen”) ......................................................................................... 28
Akoestiek: ...................................................................................................................................... 28
Probleemstelling......................................................................................................................... 28
Kenmerken: ................................................................................................................................ 28
Meten van geluid ......................................................................................................................... 28
Kleuren .......................................................................................................................................... 29
Geuren .......................................................................................................................................... 29
Deel 4: SCHADEBEGROTING .............................................................................................................. 29
Wanneer kan schade vergoed worden?............................................................................................ 29
P a g i n a 2 | 103
, Cijfermatig begroten van de schade................................................................................................. 30
Algemene principes: ................................................................................................................... 30
Schadebegrippen:....................................................................................................................... 30
Verzekerde schade ......................................................................................................................... 33
schadebegroting bij verzekerde schade ........................................................................................... 34
schaderegeling bij verzekerde schade ............................................................................................. 35
Grensbepaling ................................................................................................................................... 36
Begripsbepaling ............................................................................................................................. 36
Opmeting vs grensbepaling vs afpaling ......................................................................................... 36
Juridisch kader ............................................................................................................................... 37
Eigendom ................................................................................................................................... 37
Bezit........................................................................................................................................... 37
Het recht op afpaling ...................................................................................................................... 38
Soorten afpaling ......................................................................................................................... 38
Voorwaarden voor afpaling .......................................................................................................... 38
Hoe verloopt een afpaling? .......................................................................................................... 38
Taak van de landmeter-expert...................................................................................................... 39
Minnelijke afpaling ...................................................................................................................... 39
Gerechtelijke afpaling ................................................................................................................. 39
administratieve afpaling (afpaling van buurtwegen) ....................................................................... 40
Bewijs van afpaling ......................................................................................................................... 40
Betwistingen .................................................................................................................................. 40
Revindicatie................................................................................................................................ 40
Rectificatie (van een afpaling) ...................................................................................................... 40
Muurovername .................................................................................................................................. 41
Begripsbepaling ............................................................................................................................. 41
Scheidingsmuur:......................................................................................................................... 41
Privatieve muur: .......................................................................................................................... 41
Gemene muur ............................................................................................................................ 42
Rechten en plichten van de mede-eigenaars van een gemene muur .................................................. 42
Totstandkoming van muurgemeenheid ............................................................................................ 43
Door overeenkomst – vrijwillige oprichting .................................................................................... 43
Muurgemeenheid door overname ................................................................................................ 44
Bewijs van muurgemeenheid .......................................................................................................... 44
Bewijs door titel .......................................................................................................................... 44
Scheimuurovername ...................................................................................................................... 45
P a g i n a 3 | 103
, Onteigening ....................................................................................................................................... 46
Inleiding ......................................................................................................................................... 46
Voorwaarden voor onteigening ........................................................................................................ 46
Wettelijke voorschriften (federaal) ................................................................................................... 46
Wettelijke voorschriften (Vlaams Gewest) ........................................................................................ 46
Motivatie en rechtsgrond ................................................................................................................ 46
Wettelijke voorschriften (federaal) ................................................................................................... 47
Procedure – Vlaams Onteigeningsdecreet........................................................................................ 47
Het voorlopig onteigeningsbesluit ................................................................................................ 47
Bestuurlijke fase ......................................................................................................................... 48
Gerechtelijke fase ....................................................................................................................... 50
De onteigeningsvergoeding ............................................................................................................. 52
Vergoedingen die in aanmerkingen komen.................................................................................... 53
Vastgoedfondsen ............................................................................................................................... 54
Investeringsfilosofie vs investeringsstrategie.................................................................................... 54
Investeringsfilosofie .................................................................................................................... 54
Investeringsstrategie ................................................................................................................... 55
Growth vs value .......................................................................................................................... 56
Dividend stocks .......................................................................................................................... 56
Momentum investering (side note) ............................................................................................... 56
Small & mid caps ........................................................................................................................ 57
ESG ............................................................................................................................................ 57
Sectoren ........................................................................................................................................ 57
Vastgoed .................................................................................................................................... 58
Belgische vastgoedaandelen ....................................................................................................... 59
GVV ........................................................................................................................................... 60
Vastgoedcertificaten ................................................................................................................... 60
Krantenartikel ............................................................................................................................. 60
Keuze vastgoedbelegging? .............................................................................................................. 61
Technische vs fundamentele analyse ........................................................................................... 61
Incourant onroerend goed .................................................................................................................. 62
Exploitatiegebonden onroerend goed .............................................................................................. 62
Waardebepaling ............................................................................................................................. 63
Probleemstelling bij waardebepaling ........................................................................................... 63
Schattingsmethodes ...................................................................................................................... 64
Inkomstenbenadering ................................................................................................................. 64
P a g i n a 4 | 103
INHOUD
Inleiding: .............................................................................................................................................5
Wat is schade? .................................................................................................................................5
Schade op bouwtechnisch vlak .....................................................................................................5
Wanneer kan schade vergoed worden? ..........................................................................................6
Vaststellingstechnieken....................................................................................................................6
Informatie verzamelen ..................................................................................................................6
Opmeting .....................................................................................................................................7
Metrologie ....................................................................................................................................7
Foto-opnames .................................................................................................................................7
Meten van afmeting en vorm .............................................................................................................8
Afstand en richting ........................................................................................................................8
Vormafwijkingen ...........................................................................................................................8
Deel 2: Scheuren ............................................................................................................................... 10
Terminologie: ................................................................................................................................. 10
Oorzaken van scheur- en barstvorming ............................................................................................ 10
Mogelijke gevolgen ......................................................................................................................... 10
Krimpwerking ................................................................................................................................. 11
Krimpscheuren in beton .............................................................................................................. 11
differentiële krimp in dekvloeren .................................................................................................. 12
Thermische werking........................................................................................................................ 13
Differentiële zetting ........................................................................................................................ 14
Doorbuiging ................................................................................................................................... 15
Kruip van beton ........................................................................................................................... 16
Zwelling ......................................................................................................................................... 16
Spatkrachten ................................................................................................................................. 16
Trillingen ........................................................................................................................................ 17
Uitvoeringsfouten ........................................................................................................................... 17
Meten van scheuren ....................................................................................................................... 17
Aandachtspunten bij de controle van scheurvorming .................................................................... 17
Controle van scheurvorming ........................................................................................................ 18
Beoordeling van scheuren ........................................................................................................... 18
Zijn scheuren zorgwekkend? ........................................................................................................... 19
Beoordeling volgens het technisch verslag ....................................................................................... 19
P a g i n a 1 | 103
,Deel 3: VOCHT................................................................................................................................... 19
Inleiding ......................................................................................................................................... 19
Vochtbronnen:............................................................................................................................ 20
Vochttransport ........................................................................................................................... 20
Oorzaken van vochtschade: ........................................................................................................ 20
Vochtschade herkennen? ............................................................................................................ 20
Gevolgen van vocht in gebouwen ................................................................................................. 21
Condensatie .................................................................................................................................. 21
Oorzaak ..................................................................................................................................... 21
Herkenbaarheid .......................................................................................................................... 22
Voorkomen: ................................................................................................................................ 22
Opstijgend vocht ............................................................................................................................ 23
Oorzaak: capillariteit ................................................................................................................... 23
Herkenbaarheid .......................................................................................................................... 23
Oorzaak: .................................................................................................................................... 23
Remediëren / oplossen: .............................................................................................................. 23
Hygroscopische zouten .................................................................................................................. 24
Waar komen zouten vandaan? ..................................................................................................... 24
Schade ....................................................................................................................................... 24
Bouwvocht ..................................................................................................................................... 25
Oorzaak ..................................................................................................................................... 25
Remediëring ............................................................................................................................... 25
Neerslag / lekken ............................................................................................................................ 25
Schimmels en zwammen ................................................................................................................... 25
Omstandiheden voor schimmelvorming .......................................................................................... 25
Vochtmeting .................................................................................................................................. 26
Beoordeling volgens technisch verslag: ........................................................................................... 28
Andere rare dingen (“specifieke metingen”) ......................................................................................... 28
Akoestiek: ...................................................................................................................................... 28
Probleemstelling......................................................................................................................... 28
Kenmerken: ................................................................................................................................ 28
Meten van geluid ......................................................................................................................... 28
Kleuren .......................................................................................................................................... 29
Geuren .......................................................................................................................................... 29
Deel 4: SCHADEBEGROTING .............................................................................................................. 29
Wanneer kan schade vergoed worden?............................................................................................ 29
P a g i n a 2 | 103
, Cijfermatig begroten van de schade................................................................................................. 30
Algemene principes: ................................................................................................................... 30
Schadebegrippen:....................................................................................................................... 30
Verzekerde schade ......................................................................................................................... 33
schadebegroting bij verzekerde schade ........................................................................................... 34
schaderegeling bij verzekerde schade ............................................................................................. 35
Grensbepaling ................................................................................................................................... 36
Begripsbepaling ............................................................................................................................. 36
Opmeting vs grensbepaling vs afpaling ......................................................................................... 36
Juridisch kader ............................................................................................................................... 37
Eigendom ................................................................................................................................... 37
Bezit........................................................................................................................................... 37
Het recht op afpaling ...................................................................................................................... 38
Soorten afpaling ......................................................................................................................... 38
Voorwaarden voor afpaling .......................................................................................................... 38
Hoe verloopt een afpaling? .......................................................................................................... 38
Taak van de landmeter-expert...................................................................................................... 39
Minnelijke afpaling ...................................................................................................................... 39
Gerechtelijke afpaling ................................................................................................................. 39
administratieve afpaling (afpaling van buurtwegen) ....................................................................... 40
Bewijs van afpaling ......................................................................................................................... 40
Betwistingen .................................................................................................................................. 40
Revindicatie................................................................................................................................ 40
Rectificatie (van een afpaling) ...................................................................................................... 40
Muurovername .................................................................................................................................. 41
Begripsbepaling ............................................................................................................................. 41
Scheidingsmuur:......................................................................................................................... 41
Privatieve muur: .......................................................................................................................... 41
Gemene muur ............................................................................................................................ 42
Rechten en plichten van de mede-eigenaars van een gemene muur .................................................. 42
Totstandkoming van muurgemeenheid ............................................................................................ 43
Door overeenkomst – vrijwillige oprichting .................................................................................... 43
Muurgemeenheid door overname ................................................................................................ 44
Bewijs van muurgemeenheid .......................................................................................................... 44
Bewijs door titel .......................................................................................................................... 44
Scheimuurovername ...................................................................................................................... 45
P a g i n a 3 | 103
, Onteigening ....................................................................................................................................... 46
Inleiding ......................................................................................................................................... 46
Voorwaarden voor onteigening ........................................................................................................ 46
Wettelijke voorschriften (federaal) ................................................................................................... 46
Wettelijke voorschriften (Vlaams Gewest) ........................................................................................ 46
Motivatie en rechtsgrond ................................................................................................................ 46
Wettelijke voorschriften (federaal) ................................................................................................... 47
Procedure – Vlaams Onteigeningsdecreet........................................................................................ 47
Het voorlopig onteigeningsbesluit ................................................................................................ 47
Bestuurlijke fase ......................................................................................................................... 48
Gerechtelijke fase ....................................................................................................................... 50
De onteigeningsvergoeding ............................................................................................................. 52
Vergoedingen die in aanmerkingen komen.................................................................................... 53
Vastgoedfondsen ............................................................................................................................... 54
Investeringsfilosofie vs investeringsstrategie.................................................................................... 54
Investeringsfilosofie .................................................................................................................... 54
Investeringsstrategie ................................................................................................................... 55
Growth vs value .......................................................................................................................... 56
Dividend stocks .......................................................................................................................... 56
Momentum investering (side note) ............................................................................................... 56
Small & mid caps ........................................................................................................................ 57
ESG ............................................................................................................................................ 57
Sectoren ........................................................................................................................................ 57
Vastgoed .................................................................................................................................... 58
Belgische vastgoedaandelen ....................................................................................................... 59
GVV ........................................................................................................................................... 60
Vastgoedcertificaten ................................................................................................................... 60
Krantenartikel ............................................................................................................................. 60
Keuze vastgoedbelegging? .............................................................................................................. 61
Technische vs fundamentele analyse ........................................................................................... 61
Incourant onroerend goed .................................................................................................................. 62
Exploitatiegebonden onroerend goed .............................................................................................. 62
Waardebepaling ............................................................................................................................. 63
Probleemstelling bij waardebepaling ........................................................................................... 63
Schattingsmethodes ...................................................................................................................... 64
Inkomstenbenadering ................................................................................................................. 64
P a g i n a 4 | 103
