Broken window in rental: who pays in the Netherlands
If a window in your rental property breaks, you want to know quickly what you as a tenant should do and who pays for repair or replacement. In this article for tenants in the Netherlands we explain step by step the general rules, when the landlord is responsible and when the tenant bears the costs. We describe practical steps: collect evidence, contact the landlord, check whether insurance covers the damage and when to involve the Rent Tribunal or court. Language is simple and aimed at tenants without a legal background, so you immediately know which actions help limit or recover costs.
What to do when a window breaks
First respond practically: ensure safety and prevent further damage. Take clear photos of the broken window and the surroundings, note date and time and keep any glass fragments safe. Contact your landlord or manager immediately and report the damage in writing or by e-mail. State whether the window broke due to an accident, burglary or intent. If there is immediate danger (for example many glass shards), make sure the window is temporarily covered or closed to prevent weather damage or burglary.
Who pays the repair?
The main rule depends on cause and maintenance obligation. If the window broke due to normal wear or a defect for which the landlord is responsible, the landlord pays. If the tenant or their guest accidentally or intentionally breaks the window, the tenant is usually liable. Check your rental agreement for specific clauses about glass, excesses or small repairs. If unclear, the Rent Tribunal or judge can provide clarity.
- Landlord pays for defects or normal maintenance that lead to breakage.
- Tenant pays for damage caused by the tenant or visitors.
- Insurance may cover costs; check glass and contents insurance policies.
- If the lease has special clauses about glass, those agreements apply.
Damage allocation and evidence
Good documentation is often decisive. Keep photos, e-mails and quotes from repair companies. Request a written cost estimate before agreeing to repair. If the landlord insists the tenant must pay, ask for written substantiation. In disputes the Rent Tribunal can assess whether costs are reasonable and who is liable.
When to involve Rent Tribunal or court?
For disagreements about repair costs and service charges you can first consult the Rent Tribunal. The Rent Tribunal handles many tenancy disputes outside court. If there is unpaid damage leading to eviction or larger legal claims, the cantonal judge may be involved.
Frequently asked questions
- Do tenants always pay for broken windows?
- Not always; it depends on cause, maintenance obligations and lease terms.
- Can I choose a repair company?
- Discuss this with your landlord; sometimes the landlord prefers their contractor, but mutual agreement is best.
- What does the Rent Tribunal do?
- The Rent Tribunal can advise whether a party is liable and if a cost estimate is reasonable.
How-To
- Take photos immediately and note date, time and circumstances.
- Report the damage in writing to the landlord and keep a copy of your message.
- Request a repair quote and check whether insurance provides coverage.
- If you cannot agree, consider applying to the Rent Tribunal or seeking legal advice.
Key takeaways
- Document everything: photos, dates, messages and quotes.
- Check insurance policies for glass coverage and excess amounts.
- Contact the Rent Tribunal if you cannot agree with the landlord.
