Get Deposit Back on Time for Tenants in the Netherlands
As a tenant you want your deposit returned when you leave the property. In the Netherlands there are clear rules about when and how landlords must refund a security deposit, but in practice questions often arise about damage, deductions and deadlines. This article helps tenants step by step: what to record at handover, how to properly document a final inspection, what communication is needed with the landlord and when you can involve the Rent Tribunal or court. Read concrete actions, sample email texts and which proofs are important so you increase the chance that your deposit is returned on time and in full. Follow the steps below to avoid problems and keep every correspondence.
What to do to get your deposit back
First check your rental agreement and the terms about the security deposit. In the Netherlands the relevant rules are in Book 7 of the Civil Code, which describes obligations and options for deductions and refunds.[1] Note the amounts recorded at payment and any specific conditions in the tenancy agreement.
- Take clear photos and videos of the property condition when leaving as evidence of the handover condition.
- Keep payment receipts for deposit and rent to show what was paid and when.
- Arrange a final inspection together with the landlord or manager and record agreed points in a short handover list.
- Send a written request for return of the deposit after handing in the keys, stating a clear date and asking for payment within a reasonable period.
Good visual evidence strengthens your proof in disputes.
If the landlord wants to make deductions for damage, ask for an itemised statement and invoices or quotes as substantiation. Be cautious about agreeing without proof. If you doubt the lawfulness of deductions, you can contact the Rent Tribunal for advice or consider legal action.[2]
Keep all sent emails and delivery receipts.
Communication and examples
Always use written communication (email or registered mail) for deposit requests. A short sample email: "Dear landlord, I hereby request return of the deposit of [amount] after the handover on [date]. Please pay within 14 days to account [IBAN]. Kind regards, [name]." Adjust the text and attach photos and the handover list.
Respond within stated deadlines to preserve your rights.
Frequently Asked Questions
- How quickly must the landlord refund the deposit?
- There is no fixed national deadline in all cases, but a reasonable period applies; many tenants ask for payment within 14 to 30 days. Check the tenancy agreement and agree an end date with the landlord.[1]
- Can the landlord always deduct for damage from the deposit?
- The landlord may only make deductions for demonstrable damage or unpaid costs that are reasonable and substantiated. Request itemisation and evidence for any deduction.[2]
- What can the Rent Tribunal do for me?
- The Rent Tribunal handles many tenancy disputes, especially about service charges and reasonable amounts; for deposit disputes it can advise or mediate depending on the situation.[2]
Step-by-step guide
- Document the property with photos and video immediately on leaving.
- Conduct a joint final inspection and record findings in writing.
- Send a written request for deposit return with a clear payment deadline.
- Contact the landlord for discussion if there are uncertainties or counteroffers.
- Involve the Rent Tribunal or consider legal action if discussion does not lead to a solution.[2]
Key takeaways
- Record the handover condition well with images and notes.
- Send requests in writing and keep proof of sending.
- Use the Rent Tribunal or court if negotiation fails.
Help and support
- Laws and rules on rent and deposit
- Rent Tribunal - information and procedures
- Government.nl - information for tenants
