Trade Association Realtors: Difference Between NVM, VBO, and VastgoedPro Realtors?

There are different types of realtors who are members of various associations. NVM and VBO are trade associations, while VastgoedPro is a professional association. We will explain the differences shortly, but simply put, realtors with any of these three certifications are certified professionals, ensuring better quality for customers.

Trade and professional associations set guidelines and codes of conduct for realtors regarding their work methods. Realtors affiliated with NVM, VBO, or VastgoedPro receive support with up-to-date work documents, market information, legal services, collective purchasing of services, continuing education and recertification, courses, dispute resolution, meetings, and access to a database of sold properties with sales information.

Difference Between Trade Associations for Realtors

NVM is the largest trade association for realtors in the Netherlands, with about 4400 members. VBO is the second largest, with around 1100 members. VastgoedPro, with about 800 members, is a professional association and not a trade association.

The main difference between NVM and VBO (trade associations) and VastgoedPro (professional association) is that NVM and VBO are active externally as well as supporting their members. They engage in political lobbying, collective advertising, and participate in public discussions about the real estate market. VastgoedPro focuses solely on supporting their affiliated realtors and does not engage in political lobbying or external activities.

NVM vs. VBO and VastgoedPro

NVM sets higher standards for its members. To work for an NVM office, you must have a real estate diploma from the SVMNIVO examination bureau. A diploma from the Beroepsopleiding Makelaars (a similar level) is not accepted by NVM.

After completing the SVMNIVO course, you become a ‘Candidate Realtor’. To start your own NVM office, you must undergo an intensive process to earn the title ‘Register Makelaar Wonen’. Only then can you open your own NVM office, which also requires a registration fee of about €15,000. NVM uses a competency framework; not every realtor can do everything. For example, an Assistant Realtor cannot conduct property viewings and negotiations, regardless of their work experience.

VBO and VastgoedPro have more lenient rules. With a Candidate Realtor diploma, you can start your own office, and the realtors working for you do not need to have all the diplomas immediately. The office holder is responsible for the quality of work. The registration fee for VastgoedPro is about €1000, and for VBO, it is about €1500, compared to €15,000 for NVM.

Education for VBO and VastgoedPro

To work for an NVM office, you need a diploma from SVMNIVO. VBO and VastgoedPro accept both a diploma from SVMNIVO and a diploma from the Beroepsopleiding Makelaars.

Funda rates are slightly higher for VBO and VastgoedPro realtors than for NVM realtors because Funda is owned by NVM. To remain competitive, VBO and VastgoedPro realtors usually do not pass these higher rates on to their clients.

Here is an overview of the differences:

	NVM	VBO	Real EstatePro
Legal Service	Yes	Yes	Yes
Disputes committee	Yes	Yes	Yes
Disciplinary board	NVM Tuchtrechtspraak Foundation	TCML	Disciplinary Committee Real EstatePRO
Course	Training to become a Candidate Registered Broker-Appraiser (duration approx. 2 years). At least 5 years of work experience. Practical living test (duration approx. 1 year – very difficult process). Additional training is required for appraisals (duration approx. 1.5 years). )	Theory training (duration 18 months) at the Professional Training for Real Estate Agents + Specialization in Housing (duration 12 months) or you can opt for the NVM training program, which is also possible	Theory training (duration 18 months) at the Professional Training for Real Estate Agents + Specialization in Housing (duration 12 months) or you can opt for the NVM training program, which is also possible
Register	–Real EstateCert register for real estate agents.-NRVT register for appraisers	–Real EstateCert and/or it SCVM register for real estate agents.-NRVT register for appraisers	–Real EstateCert and/or it SCVM register for real estate agents.-NRVT register for appraisers
Start your own real estate agency	Only possible after passing the practical test. The chance of passing is small. Costs: €15,000 entrance fee.	Possible with K-RMT diploma under the condition that you complete the Housing specialization within 3 years. Costs: €1500 entrance fee.	Possible with K-RMT diploma without obligation to specialize further. Costs: €1000 entrance fee.
Trade	Not allowed for real estate agents to trade in homes themselves (buying, renovating, selling)	No restrictions are given.	Restrictions if you do this privately, but not if you do this business (as a BV)
Search email	Searchers see homes 1-2 days earlier than they appear on Funda.	Search email runs the same as Funda, but using the Makelaarstraining.nl tool you run the same as the NVM search email.	Search email runs the same as Funda, but using the Makelaarstraining.nl tool you run the same as the NVM search email.
Database	Largest database with historical file (‘the exchange’)	Almost comprehensive database with historical file linked to land registry and almost all sold homes.	Almost comprehensive database with historical file linked to land registry and almost all sold homes. The only disadvantage is that you (currently) pay a small compensation per requested purchase price.
Political lobby	Yes	Yes	No
Costs Funda		NVM charges higher rates to VBO brokers (price discrimination)	NVM charges higher rates to VBO brokers (price discrimination)
Support with legislation and regulations	Yes	Yes	Yes
Member portal	Yes	Yes	Yes
Collective advertising	Very active (radio, TV)	More limited collective advertising	No
Member meetings	Yes	Yes	Yes

Scheme differences NVM, VBO and VastgoedPro MakelaarAdditional disclaimer: Finally, an extensive ‘disclaimer’, namely that this information has been carefully compiled but may still differ from facts or changes. It is and remains always good to do your own thorough research into the facts, for example by consulting the websites of the above-mentioned authorities.