Multi-year maintenance plan (MJOP) based on NEN 2767: from condition assessment to plan

A multi-year maintenance plan (MJOP, meerjarenonderhoudsplan) shows which maintenance a building needs in the coming years, and what it costs. A NEN 2767 condition assessment provides the facts for this: the condition of each building part on a scale from 1 to 6. The MJOP turns those facts into a plan per year. For what the standard measures exactly, read what NEN 2767 is. The process from assessment to plan is set out on the step-by-step page.

Fictional example: VvE Parkzicht has 48 apartments. The assessment gives the façade a 4 and the roof a 5. The MJOP therefore schedules the roof earlier than the façade, and the façade gets pointing repairs in year 2.

What from the assessment ends up in the MJOP

An MJOP does not use everything from a condition assessment. It uses the data that determines when something is due and how heavy the intervention is. The assessment contains three types of data that you see again in the plan.

Data from the assessment	What you do with it in the MJOP
Condition score per building part (1 to 6)	Decides whether a part can last a little longer, needs repair, or needs replacing
Defects with severity, intensity and extent	Decide which repair measure is needed and how quickly it must happen
Division into elements and building parts	Sets the rules in the schedule, such as roof, façade or lift

The difference between the score and the defect matters. The score is the final judgement per building part. The defect is the reason the score is what it is. A façade with a 4 tells you that something needs to happen. The defect, for example pointing that is affected over 10 to 30 per cent of the façade, tells you what it is.

That is why you should also read the defect list that comes with the assessment. Defects explains how severity, intensity and extent work.

From score to maintenance year

A score alone is not yet a plan. You translate it into a year and an intervention in four steps.

Read the score per building part

A 1 is as good as new and a 6 is technically ripe for demolition. A 5 means the ageing can no longer be reversed. See condition scores 1 to 6 for the full scale.

Choose the intervention

Do you repair the part, or replace it? A façade with pointing damage usually gets pointing repairs. A roof with a 5 often gets replacement.

Place the intervention in a year

Schedule the intervention for the point at which the part would reach its next score if you did nothing. This way you avoid paying only once the damage has become large.

Calculate the costs

Attach an amount to each intervention and place it in the year of execution. These amounts come from quotes or cost benchmarks, not from the assessment itself.

Fictional example: the roof of VvE Parkzicht gets a 5 in the year of the assessment. The plan schedules the replacement in year 3, with an amount per year that the VvE can build up in the reserve fund.

The condition score tells you what is wrong, not what it costs. The amount always comes from a quote or a cost estimate, and you request that separately.

How yearly costs are estimated

The MJOP must show how much money is needed per year. To do that, you add up all the interventions per year and spread them over the period the plan covers. The result is an amount per year that the VvE or owner should put into the reserve fund.

Two periods determine the set-up. The Dutch national government (Rijksoverheid) describes an MJOP as an overview of the work over the coming ten years and its costs. The Woningwet (Dutch Housing Act) sets a minimum of five years for a maintenance plan that a municipality can impose.

Item	Period or requirement	Source
Plan period for the reserve fund	Ten years ahead	Rijksoverheid, major maintenance and reserving
Period a mandatory maintenance plan must cover at minimum	Five years	Woningwet, article 12d
Cost estimate in the plan	Spread evenly over the years	Woningwet, article 12d

Fictional calculation example: the roof costs €60,000 and falls in year 3. The plan spreads the costs over the years before that intervention. This way you spread the costs across several years.

You may also use a different model. The Dutch national government mentions a percentage of the rebuild value as an alternative, with a minimum of 0.5 per cent. See VvE and the MJOP obligation for when you choose which route.

How often the MJOP is updated

An MJOP is not a one-off document that you put in a cupboard. It is a plan that you update when reality changes. According to the text of article 12d of the Woningwet, a plan that runs longer than five years must be reviewed by an expert every five years.

There is also a practical reason to update the plan more often. After every major intervention, the condition of the building part has changed. The old plan then no longer fits. So update the scores after a repair or replacement and recalculate the schedule.

An MJOP that disappears into a cupboard after the first meeting will no longer be accurate after a few years. The amounts then fall behind the actual condition of the building.

Frequently asked questions

Is a condition assessment the same as an MJOP?

No. A condition assessment describes the current state of the building. The MJOP uses that state to plan what needs doing when, and what it costs. So the MJOP is the plan, and the assessment is the basis.

Must an MJOP always be based on NEN 2767?

The law does not require the standard. Many MJOP reports use NEN 2767 as a starting point, because the scores are then unambiguous. Ask your inspector which method they use, and keep that in the report.

How often should you repeat the condition assessment?

That depends on the period of your plan and the state of the building. Under the Woningwet, a plan that runs longer than five years must be reviewed every five years. Agree the measurement moments with your inspector, so the scores match the plan.