Allowed Deductions: Tenant Guide Netherlands
If your landlord applies charges or a deduction — for example on rent, service charges or the deposit — you as a tenant in the Netherlands have rights and obligations. This article clearly explains when a deduction may be allowed, what to check in your tenancy agreement and how to gather evidence to support your position. You will read which steps you can first take yourself, when you can formally object and when the Rent Tribunal or court can be involved. The explanation is aimed at tenants without a legal background and uses practical language so you quickly know which actions are possible and sensible.
When is a deduction allowed?
A deduction may be allowed if your tenancy agreement or clear legal rules permit it, for example in case of unpaid arrears or repair costs that fall to the tenant. Always check the agreement and request a specification of the costs. In many cases the landlord must demonstrate that the deduction is proportional and reasonable. Consult the rules in the Civil Code Book 7 for tenancy law for the legal basis.[1]
What you can do first
Start by requesting a written explanation and specification of the deduction. Keep all correspondence, photos and payment proofs. Try to talk to the landlord to find a solution; many disputes are resolved by clear communication and evidence.
- Request a written specification of the deduction and its reason.
- Keep all payment receipts, photos and emails as evidence.
- Check your tenancy agreement for clauses about costs and repairs.
If consultation does not lead to a result, you can formally object or seek help from the Rent Tribunal or the court, depending on the type of dispute.[2]
Formal objection and evidence
Submit your objection in writing and add all relevant documents: contracts, payment proofs, photos and invoices. State clearly which items you dispute and why. If the deduction concerns repairs, add quotes or comparable invoices to challenge the reasonableness of the costs.
Frequently asked questions
- May a landlord simply deduct amounts from the deposit?
- A landlord may only deduct amounts from the deposit if there is a valid reason and that reason is documented or can be demonstrated.
- When should I involve the Rent Tribunal?
- The Rent Tribunal is appropriate for disputes about rent, service charges and the reasonableness of certain deductions; other disputes may fall under the district court.
- What if the landlord does not provide a specification?
- Continue to request it in writing; lack of specification can support your objection in a procedure.
How-To
- Ask for a written specification and explanation from the landlord.
- Gather evidence: contract, payment proofs, photos and quotes.
- Write and send a concise written objection, preferably with proof of delivery.
- Consider mediation or filing with the Rent Tribunal if the dispute concerns rent or service charges.[2]
- As a last step, consider the district court to enforce a judgment.
Key takeaways
- Always request a written specification before accepting a deduction.
- Keep and organise evidence carefully for any dispute.
- Seek the Rent Tribunal or court if informal resolution fails.
