Disruptions, Compensation and Tenant Rights Netherlands

Heat supply & district heating (Heat Act) 3 min read · published September 11, 2025
As a tenant in the Netherlands, you may experience disruptions in heating supply or district heating. Such outages affect comfort and sometimes the habitability of your home. This article explains in plain language what rights tenants have, when compensation from the landlord or the heat supplier may be possible, and what steps you can take to report the problem or file a complaint. You will find practical advice on documenting disruptions, communicating with the landlord, involving the Rent Tribunal (Huurcommissie) and when legal action may be necessary. The explanation is intended for tenants without legal background and is specifically focused on situations in the Netherlands.

What to do when there are disruptions

When the heating supply fails, report the disruption as soon as possible to your landlord and to the heat supplier if that is a separate party. Record date, time, duration and the effects on your home. Keep all communications and any photos or videos as evidence. In many cases the landlord must provide heating and hot water; legal details are set out in tenancy law and specific regulations may apply.[2]

Always report disruptions in writing and note the date and time.

Compensation and rent reduction

Compensation may be possible if the disruption is prolonged or if the residential function is seriously affected. Compensation usually takes the form of a rent reduction or a damages payment; evidence of the nuisance and communication with the landlord is important. Sometimes the Rent Tribunal can be involved to review rent and service charges or when compensation is unclear.[1]

Good documentation increases your chances when requesting a rent reduction or compensation.

Documentation and evidence

Good evidence is crucial: record start and end times of outages and take photos of thermometer readings or other visible consequences. Keep emails, texts and written correspondence with the landlord and supplier. A log with dates and times helps demonstrate the frequency and duration of disruptions.

  • Take clear photos and videos with date and time.
  • Keep all written communication with landlord and supplier.
  • Note exact times and how the disruption affects your living situation.
In many cases the Rent Tribunal reviews complaints about service charges and defects.

Complaints and legal steps

Start with a formal complaint to the landlord. If that does not resolve the issue, you can involve the Rent Tribunal for matters within its competence, such as rent and service charges. For other disputes you can go to the cantonal court. Mind the deadlines and keep proof of your attempts to resolve the issue.[1]

Respond within stated deadlines to avoid losing rights.

Frequently Asked Questions

What should I do if the heating supply is disrupted?
Report immediately in writing to your landlord and the heat supplier, note date and time and collect evidence such as photos and communications. Consult the Rent Tribunal for unresolved disputes.[1]
When am I entitled to compensation?
Compensation may be relevant for prolonged or repeated disruptions that impair the residential function; evidence and consultation with the landlord are important. The Rent Tribunal can advise on this.[1]
Where can I find legal information about landlord and supplier obligations?
Legal rules on tenancy agreements and maintenance are in the Civil Code (Book 7) and additional regulations such as the Heat Supply Act may apply.[2]

How-To

  1. Report the disruption immediately in writing to landlord and supplier.
  2. Document date, time, duration and impact with photos and notes.
  3. Ask for a repair timeframe and confirm agreements in writing.
  4. If no solution follows, file a complaint with the Rent Tribunal or consider legal action.

Key takeaways

  • Always record the date and time of each disruption.
  • Keep all communication with landlord and supplier as evidence.
  • Contact the Rent Tribunal for unresolved disputes about rent or service charges.

Help and Support / Resources

  1. [1] Huurcommissie
  2. [2] Wetten.overheid.nl - Burgerlijk Wetboek Boek 7
  3. [3] Government.nl - Warmtewet

Categories

Types of tenancies (fixed/indefinite, Vacancy Act, lodger) Social housing, free sector & points system (WWS) Initial rent & rent check (Rent Tribunal) Rent increases & indexation (annual caps) Service charges & utilities (settlement) Deposit (security) & payment proofs Maintenance & minor repairs (who pays what) Defects, remedies & rent reduction Energy label & performance Heat supply & district heating (Heat Act) Landlord access, viewings & works House rules, nuisance, noise & pets Co-tenancy, lodgers & cohabitation Subletting & flat-sharing Tenant termination & dissolution Landlord termination (own use, breach) Eviction & procedure Inspection, handover & keys Municipal registration (BRP) Rent allowance (eligibility & application) Discrimination & equal treatment in renting Screening, privacy & personal data (GDPR) Tourist letting & short-stay (Airbnb) Rent Tribunal & dispute resolution Templates & model letters Student & room rentals (lodger) Safety & health in the dwelling
Bob Jones
Bob Jones

Editor & Researcher, Tenant Rights Netherlands

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for tenants everywhere.

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