May the landlord keep the entire deposit?

Only if there is a valid and demonstrable debt or damage that justifies the entire deposit. A general or unexplained deduction is not sufficient.

Must the tenant pay for normal wear and tear?

Generally not. Normal wear and tear from reasonable use differs from damage caused by careless or improper use.

Which evidence should I keep?

Keep the tenancy agreement, payment records, move-in and move-out inspections, photographs, messages, and any quotations or invoices.

Where can I get help with a deposit dispute?

You can find information and forms at the Rent Tribunal. Depending on the dispute, the subdistrict court may also have jurisdiction.

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Deposit (security) & payment proofs 3 min read · published June 20, 2026

As a tenant in the Netherlands, you may want to know when a landlord may withhold all or part of your security deposit. The rules on deposits, damage, rent arrears, and repayment are important when you move out or have a tenancy dispute. A landlord may not simply keep money: there must be a valid reason, and the calculation must be clearly explained. This article explains the legal requirements, which evidence you should keep, and what steps you can take if you disagree with a deduction. The information helps tenants understand their position in disputes about payments, maintenance, and the end of the tenancy.^[1]

When may a landlord withhold the deposit?

A landlord may generally use the deposit only for an outstanding payment debt or for damage for which the tenant is legally responsible. Normal wear and tear from ordinary use is not included. The landlord must be able to support the deduction and may not charge an amount that has no reasonable connection with the damage or debt.

Normal wear and tear is usually not a reason to withhold the deposit.

Valid reasons for a deduction

Demonstrable rent arrears or another due payment debt.
Damage that goes beyond normal wear and tear and can be attributed to the tenant.
Reasonable repair costs supported by documents, photographs, or invoices.

What generally may not be deducted

A landlord may not use the deposit for general renovation, overdue maintenance, or improvements that were not caused by the tenant. A standard amount without an explanation is also insufficient. Check your tenancy agreement, the move-in inspection, and the move-out inspection to determine which condition was agreed at the end of the tenancy.

Always ask for a written breakdown before accepting a deduction.

Repayment and explanation of the calculation

At the end of the tenancy, the landlord must repay the deposit within the statutory period unless an allowed set-off is made. A deduction should be accompanied by a clear written calculation stating the reason and amount. Keep the calculation and compare it with your payment records and the condition of the property.

Record the date on which you return the keys and ask when payment will follow.
Check whether each deduction is listed and calculated separately.
Keep the tenancy agreement, inspection reports, photographs, messages, and invoices.

What can you do about an unjustified deduction?

First contact the landlord in writing. Explain why you dispute the deduction, attach relevant documents, and request payment of the disputed amount within a reasonable period. Keep your tone factual and retain a copy of everything you send.

Take photographs and collect the inspection report, payment records, and relevant messages.
Send a written objection with a clear calculation of the amount you believe must be repaid.
Ask the Rent Tribunal or a legal adviser for help if discussion does not resolve the issue.
Consider the subdistrict court when the dispute does not fall within the Rent Tribunal's jurisdiction.

The Rent Tribunal handles certain disputes about rent and service charges. Other monetary claims or legal disputes may belong before the subdistrict court. Check in advance which body has jurisdiction and which deadlines apply.^[2]

Frequently asked questions

May the landlord keep the entire deposit?: Only if there is a valid and demonstrable debt or damage that justifies the entire deposit. A general or unexplained deduction is not sufficient.
Must the tenant pay for normal wear and tear?: Generally not. Normal wear and tear from reasonable use differs from damage caused by careless or improper use.
Which evidence should I keep?: Keep the tenancy agreement, payment records, move-in and move-out inspections, photographs, messages, and any quotations or invoices.
Where can I get help with a deposit dispute?: You can find information and forms at the Rent Tribunal. Depending on the dispute, the subdistrict court may also have jurisdiction.

How to request your deposit back

Collect your tenancy agreement, payment records, and inspection evidence.
Calculate the amount that you believe must still be repaid.
Send a written request with a reasonable response deadline.
If necessary, start proceedings before the competent body.