Common Tenant Mistakes in the Netherlands

As a tenant in the Netherlands, the distinction between small repairs and maintenance can be confusing. You want defects resolved without high costs or lengthy disputes with the landlord. This article clearly explains common mistakes tenants make around maintenance, who usually pays for small repairs and what steps you can take if something is not repaired. I discuss practical tips for documentation, how and when to report in writing, which deadlines matter and when to seek help from the Rent Tribunal or the court. No legal jargon, just clear steps so you can better protect your tenant rights in the Netherlands.

What is tenant protection and maintenance?

Tenant protection means tenants have rights regarding use of the home and there are rules about who pays for maintenance and repairs. Generally the landlord is responsible for basic housing and technical defects, while small repairs can sometimes be the tenant's responsibility. For precise rules, see Book 7 of the Civil Code on tenancy law.^[2]

Common mistakes

• Failing to request repairs in writing and note the date.
• Not keeping photos or evidence of damage and communication.
• Not responding within deadlines to registered letters or time-sensitive notices.
• Having expensive repairs done without consent and later claiming the costs.

What can you do if nothing happens?

Start with a written notification of the problem and record date, time and exactly what is not working. If possible, send a registered letter or keep proof of sending. If the landlord does not respond or refuses, for tenancy issues you can involve the Rent Tribunal for matters like service charges or reasonable repair times.^[1]

Practical documentation and communication tips

• Take photos and keep all messages and quotes.
• Send requests in writing and keep proof of sending.
• Note names and times of phone calls with the landlord or manager.

Frequently Asked Questions

Who pays for small repairs in a rented property?

That depends on the contract and what is considered small or major; many small repairs can be the tenant's responsibility, but structural or safety defects are usually the landlord's responsibility.

What do I do if the landlord does not repair?

Document the defect, send a written warning and consider the Rent Tribunal or the subdistrict court for mediation or claims.

When can I request reductions or compensation?

If the property is uninhabitable or significantly impaired by defects and the landlord does not act adequately, you may in some cases claim rent reduction or compensation.

How-To

1. Document the problem with date, time and photos.
2. Contact the landlord immediately and note the response.
3. Send a written request or registered letter with a reasonable repair deadline.
4. File a complaint with the Rent Tribunal if no solution follows or seek legal advice.
5. As a last resort, consider the subdistrict court for enforcement or compensation.

Key Takeaways

• Always keep written evidence of notifications and responses.
• Know your rights and deadlines under tenancy law to avoid misunderstandings.
• Contact the Rent Tribunal early for disputes about service charges or serious defects.

Help and Support / Resources

• Rent Tribunal - information and complaints
• Civil Code Book 7 - tenancy law
• Government.nl - housing and renting

1. [1] Rent Tribunal - information and complaints
2. [2] Wetten.overheid.nl - Civil Code Book 7