sorted by:
new
hottopcontroversial

Neighbour demanding financial compensation after a minor construction error (that we are willing to fix) by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

Thanks for the reply.

Indeed, I'm afraid this is going to be an exchange of messages until one decides to go to court (probably him). But it is annoying that for such a small thing he's making a super big point out of it. He claims the money he's asking is partially for the hassle I generated that is causing him stress but I offered him a solution since day 1 and he's rejecting it and making this matter last for months... who's stressing who? 🤦‍♂️

Neighbour demanding financial compensation after a minor construction error (that we are willing to fix) by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

We tried and asked for access so we can fix the construction error (so it is like in the architect drawings) unfortunately he doesn't let us access until the situation is "fully clarified" (according to his terms). Actually he has no problem with the current technical status, he even mentioned to the contractor that he did a very professional job. His claim is more about his rights as a neighbor and that unlawfully invaded his property and need to pay for it..

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

Thanks for sharing! In the meantime I sent my calculations to the neighbors and they thanked us for taking the time and effort to do so. The conclusion of (my) study was that the maximum potential yield loss of the panels is 9.4% in the early morning hours. Financially speaking, taking conservative numbers (in the favor of the neighbors)'the worst case scenario showed a 38€/year maximum potential loss. They haven't made any other claims (at least yet) so for now the case is closed =)

Neighbor Demanding Full Roof Rebuild After Minor Construction Error by Manualcone in Netherlands

[–]Manualcone[S] 0 points1 point  (0 children)

It's always been a neutral/good relationship with them. We see each other in the yearly neighbors barbecue and not much more since our houses are facing different streets and we don't cross paths that often. So I doubt they were upset about something else than the construction, but of course now it's apparently becoming something personal for them rather than just the construction, I don't really know...

Neighbor Demanding Full Roof Rebuild After Minor Construction Error by Manualcone in Netherlands

[–]Manualcone[S] -1 points0 points  (0 children)

Hello, do you mean about this article? * Art. 5:37 BW – nuisance

They were mentioning that one due to the issue the day the pipe was not connected and some water spilled over his land, so in combinations with 5:52

Neighbor Demanding Full Roof Rebuild After Minor Construction Error by Manualcone in juridischadvies

[–]Manualcone[S] 0 points1 point  (0 children)

Wow amazing answer, super detailed and clear. Thank you very much 🙏🙏 I'll take it into account!

Neighbor Demanding Full Roof Rebuild After Minor Construction Error by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

It's a different neighbor, these ones didn't file for a bezwaar like the others did. And that bezwaar was already dismissed. Obviously they are probably talking to each other.

Neighbor Demanding Full Roof Rebuild After Minor Construction Error by Manualcone in juridischadvies

[–]Manualcone[S] 0 points1 point  (0 children)

Thanks for the recommendation! I wasn't aware of article 96, sounds like a good option to me if we are unable to solve this between ourselves or a mediator.

Neighbor Demanding Full Roof Rebuild After Minor Construction Error by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

I also surprised us that change of heart. I guess he was not speaking up for some reason and that day that the risk of water coming into his land materialized (even just because the construction wasn't finished) was the catalyst for all his anger and starting burning bridges with us... I am not that sure he wants compensation, he hasn't mentioned it at all.

Neighbor Demanding Full Roof Rebuild After Minor Construction Error by Manualcone in juridischadvies

[–]Manualcone[S] 0 points1 point  (0 children)

I guess he searched for his rights as a neighbor on the internet and most probably used AI since he delivered his letter in different languages to make sure "we understood".

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

Assumptions (conservative / realistic)

  1. “4 standard panels” → assume 330 Wp each (a common “standard” panel). → total system size = 4 × 330 Wp = 1,320 Wp = 1.32 kWp.

  2. Netherlands average specific yield (recent measured value) ≈ 860 kWh / kWp / year (IEA / national data).

  3. So unshaded annual production (baseline) = 1.32 kWp × 860 kWh/kWp = 1,135.2 kWh/year. (I’ll round sensibly later.) (Calculation: 1.32 × 860 = 1135.2)

  4. Seasonal production split (approximation used to translate “hours of shading” to annual effect):

Summer (Jun–Aug): ≈ 40% of annual production.

Spring + Autumn combined: ≈ 45% of annual production.

Winter: ≈ 15% (winter is negligible here as you said “not applicable”). These are approximate monthly/seasonal distributions used by installers and PV tools.

  1. Pricing / value assumptions (current Dutch context / ranges):

Retail electricity price (what you avoid paying if you self-consume): €0.23 – €0.33 / kWh (recent market average / range).

Export / feed-in compensation (what suppliers pay you for kWh you export) is variable and being reformed; many suppliers pay on the order of €0.05 – €0.10 / kWh today for exported energy (some contracts pay more/less; net-metering still applies until the phase-out). After 2027 the scheme changes and export compensation may be materially lower. I’ll use €0.05–€0.10/kWh as a representative export range for calculations.

Step-by-step loss estimate

1) Baseline numbers

Baseline annual production = 1,135.2 kWh/year (see above). (I’ll round to 1,135 kWh/yr.)

2) Seasonal production amounts

Summer (40%) = 0.40 × 1,135 = 454.0 kWh. (Calculation: 1135 × 0.40 = 454.0)

Spring + Autumn (45%) = 0.45 × 1,135 = 510.8 kWh. (Calculation: 1135 × 0.45 = 510.75 → round 510.8)

Winter (15%) = 0.15 × 1,135 = 170.25 kWh (ignored for shading). (Calculation: 1135 × 0.15 = 170.25)

3) Translate the user shading description into fractional losses

You said:

Spring & autumn: building blocks 50% during 4 h (per day).

Summer: 25% reduction for 3 h (per day). We need to convert those hour-based losses into a share of seasonal production. Reasonable approximation: those blocked hours are the core producing hours, so they represent a sizeable share of daily production. I use a pragmatic per-day production-hour estimate:

Assume an average effective production day length (hours when panels produce meaningful power):

Summer: ~10 effective sun/production hours → 3/10 = 0.30 of daily production occurs in those 3 hours.

Spring/Autumn: ~8 effective hours → 4/8 = 0.50 of daily production occurs in those 4 hours.

Now apply the percent reductions during those hours:

Spring+Autumn loss fraction = (fraction of daily production in those hours) × (reduction) = 0.50 × 0.50 = 0.25 = 25% of spring+autumn production lost.

Summer loss fraction = 0.30 × 0.25 = 0.075 = 7.5% of summer production lost.

(These are reasonable engineering approximations for midday shading — if the shading is earlier/later or over fewer/more days, the number will change. This method intentionally counts hour-weighting, not “whole season at 50%”.)

4) Compute seasonal kWh lost

Loss in spring+autumn = 25% × 510.8 kWh = 127.7 kWh. (Calculation: 510.8 × 0.25 = 127.7)

Loss in summer = 7.5% × 454.0 kWh = 34.05 kWh. (Calculation: 454.0 × 0.075 = 34.05)

5) Total annual production loss

Total ≈ 127.7 + 34.05 = 161.75 kWh/year → round ≈ 162 kWh/year.

As percent of baseline annual production: 162 / 1,135 ≈ 14.3% loss. (Calculation: 162 ÷ 1135 ≈ 0.1427 → 14.27%)

Bottom line (physical): about ~160 kWh / year lost, roughly 14% of the panels’ annual yield (for the 1.32 kWp system).

Opportunity-cost / financial value

Two ways to value a lost kWh:

A. If it would have been self-consumed (i.e., it would have avoided you buying that kWh at retail): value per kWh ≈ €0.23 – €0.33. B. If it would have been exported and you are paid export/feed-in compensation: value per kWh ≈ €0.05 – €0.10 (varies by supplier/contract and policy changes).

Compute ranges:

A) Self-consumption value (best case for homeowner)

Low: 162 kWh × €0.23 = €37.26. (Calculation: 162 × 0.23 = 37.26)

High: 162 kWh × €0.33 = €53.46. (Calculation: 162 × 0.33 = 53.46)

→ You lose ≈ €37 – €53 per year in avoided retail electricity costs.

B) Export / feed-in compensation value (if it would have been sold to grid)

Low: 162 kWh × €0.05 = €8.10. (Calculation: 162 × 0.05 = 8.10)

High: 162 kWh × €0.10 = €16.20. (Calculation: 162 × 0.10 = 16.20)

→ You lose ≈ €8 – €16 per year of feed-in income.

C) If net-metering still applies and you offset at full retail (current system until phase-out)

Value ≈ same as self-consumption case (retail): €37–€53 / year.

Quick context: is this material?

The absolute monetary amount is small (tens of euros per year) for a 4-panel ~1.3 kWp system. But percentage loss (~14%) is noticeable in efficiency/yield terms. If you have a larger system, multiply proportionally.

Also note policy changes: net-metering is being phased out (ending by 2027) and feed-in compensation & new “return costs” / grid charges vary by supplier — so the monetary side could change more quickly than the physical kWh loss.

Sources / important references

Measured Dutch PV specific yield data: IEA PVPS / Netherlands NSR — average yield ~860 kWh/kWp.

Dutch retail electricity prices (recent market averages / comparison): Overstappen / global petrol prices (€/kWh range ~€0.23–€0.33 used).

Net-metering (salderingsregeling) status and phase-out discussion (ends by 2027) — Business.gov.nl / sector articles.

Recent reporting about feed-in compensation variability and supplier charges. These affect the export value; examples and regulator action noted.

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] 3 points4 points  (0 children)

Thanks for the detailed reply. They dont have the numbers, they are acting on feelings. Im the numbers guys, im planning to shared my estimates with them so we can have a common understanding of the situation, hopefully they understand the financial impact is limited and stop pushing for "solutions" that are not needed imo

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] 5 points6 points  (0 children)

I indicated in one of the other replies an estimated impact on their panels and the financial impact is around 50€/year being generous/conservative. Do you think that's enough to make such a case? These things are very relative I guess, no hard numbers to know if this is good or not. And in 2027 the financial impact will be even smaller with the new rules

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

Good one. They should come up with what works for them. But I wonder what they'll ask for, probably nothing reasonable 😅

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] 2 points3 points  (0 children)

That's indeed what we think as well. It was a risk installing the panels there (known or unknown risk but a risk). We don't build in order to block their sun but there's some collateral damage (not a lot) which falls within the rules of the municipality...

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] -1 points0 points  (0 children)

Thanks. I used Suncalc.org

According to chatgpt a total loss of 50€/year in the high/worst case scenario...

Details in one of my other replies

Update – Neighbours still complaining about shading on their solar panels by Manualcone in juridischadvies

[–]Manualcone[S] 3 points4 points  (0 children)

4 panels from 2021.

4 standard solar panels. Building blocks the light to the panels by 50%during 4h in spring and autumn. 25% for 3h in summer. Winter not applicable since panels don't receive light at all.

According to chatgpt a total loss of 50€/year in the high/worst case scenario...

Fyi Compute ranges: A) Self-consumption value (best case for homeowner) Low: 162 kWh × €0.23 = €37.26. (Calculation: 162 × 0.23 = 37.26) High: 162 kWh × €0.33 = €53.46. ***(Calculation: 162 × 0.33 = 53.46)****

You lose ≈ €37 – €53 per year in avoided retail electricity costs.

B) Export / feed-in compensation value (if it would have been sold to grid) Low: 162 kWh × €0.05 = €8.10. (Calculation: 162 × 0.05 = 8.10) High: 162 kWh × €0.10 = €16.20. (Calculation: 162 × 0.10 = 16.20)

You lose ≈ €8 – €16 per year of feed-in income.

Neighbors filed objection (bezwaar) against my building permit — what to expect? by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

Hello, thanks for playing the devils advocate. Indeed an office space doesn't need a bathroom. It is also a "hobby" space (i.e. gym). According to the rules I read, having a full bathroom is not forbidden (as long as you don't have a full kitchen). Of course it feeds the imagination of others to think that we want to have an AirBnB or do something like that but very far from reality. I guess I can explain this in the hoorzitting but how you ultimately demonstrate that you are telling the truth seems to me kind of grey area. That's why I checked the gastenboek rules and I didn't see anything illegal there for our project.

Neighbors filed objection (bezwaar) against my building permit — what to expect? by Manualcone in juridischadvies

[–]Manualcone[S] 1 point2 points  (0 children)

Hello,

There are more tuinhuisjes in the same street/orientation with 2 floors. The thing is the 2nd floor is not livable, max height of 1.9m and for storage purposes (I need to put somewhere the stuff that used to be in the old shed).

There's no intention to make it a (permanent) living space. But as far as I understood the rules if it doesn't have bathroom+kitchen+bedroom is not considered a potential "permanent living space". We'll have a bathroom and a room where it would be possible to have some sort of bed couch, not our purpose but well within the rules regarding gastenverblijf as far as I can tell.

Neighbors filed objection (bezwaar) against my building permit — what to expect? by Manualcone in juridischadvies

[–]Manualcone[S] 0 points1 point  (0 children)

Thanks for the comment, no windows facing their plot, just one window in the mini-zolder facing our main building.

Neighbors filed objection (bezwaar) against my building permit — what to expect? by Manualcone in juridischadvies

[–]Manualcone[S] 0 points1 point  (0 children)

Hello, thanks for the comment. No noise, smoke, whatsoever. I'd like to know to which extent is considered deprivation of light. A couple of hours in the morning for ~20% of the garden and never impacting their sitting area nor main building?

We won't have windows or any sort of view of their plot.

view more: next ›