Landlord maintenance duty for tenants in Netherlands
As a tenant in the Netherlands, you have rights and responsibilities regarding maintenance and minor repairs of your home. This guide explains in simple steps what the landlord 27s maintenance duty covers, when you yourself pay for small repairs and how to report defects. You will also read which deadlines apply and which authorities you can involve if the landlord does not act, so you can quickly know what steps to take to keep your living situation safe and habitable.[1]
When is the landlord responsible?
The landlord is usually responsible for fundamental maintenance and defects that make the dwelling uninhabitable or unsafe. This includes problems with heating, water pipes, roof leaks and structural defects. Small daily repairs or damage due to improper use may be the tenant 27s responsibility. Record dates and descriptions when you discover defects.
Which repairs does who pay?
- Heating and plumbing failures are usually repaired by the landlord (repair).
- Small wear-and-tear and maintenance like descaling a coffee machine are often the tenant 27s responsibility (rent/pay).
- Keep invoices and photos as proof of repairs or damage (evidence).
How do I report a defect?
Report defects in writing to the landlord, preferably by email or registered letter. Describe the problem, attach photos and propose a reasonable deadline for resolution. If it is urgent, call first and then send written confirmation. Record the date of the report and any responses from the landlord.
Example report
- Describe the defect clearly and add photos (file).
- Set a reasonable repair period, for example 14 days (within days).
- Provide your contact details and ask for an acknowledgement of receipt (call/contact).
If the landlord does not respond
If there is no response or solution, you can consider further steps: reminder, request repair by registered letter, request a rent reduction or file a complaint with the Huurcommissie or the court. The Huurcommissie often handles disputes about rent and service charges; other matters may go to the cantonal court. Consult the Huurcommissie for procedures and deadlines.[2]
Frequently Asked Questions
- Who pays for the leaking tap?
- If the leakage is due to normal wear and tear, the landlord usually pays for the repair. Small repairs from everyday use can fall to the tenant.
- How quickly must the landlord respond?
- There is no single fixed deadline for all defects; urgent issues must be addressed promptly, while non-urgent matters usually allow a reasonable period of 14 to 30 days.
- Can I call a repairer myself and offset the costs against the rent?
- Sometimes you can, but only if the landlord remains in default after written notice. Obtain clear cost estimates and legal advice before offsetting rent.
How-To steps
- Report the defect in writing and attach photos (file).
- Set a reasonable repair period, for example 14 days (within days).
- Document phone contacts and keep invoices and quotes (evidence).
- If nothing helps, consider a complaint to the Huurcommissie or legal action (court).
Key takeaways
- Always communicate in writing and keep copies of all correspondence (tip).
- In unsafe situations, prioritize health and safety and seek immediate help (safety).
- Try to resolve issues by mutual agreement before starting formal procedures (success).
