Maintenance and Small Repairs for Tenants in the Netherlands
As a tenant in the Netherlands you may have questions about who is responsible for maintenance and small repairs in your rental home. The landlord is often responsible under tenancy law for the basic maintenance of the property, such as heating, roof and plumbing, while tenants are usually responsible for minor repairs or damage caused by their own use. In this article we explain in plain language which repairs you pay for, when you should contact the landlord and the steps you can take if no solution is offered. You will also learn how to collect evidence, submit a complaint to the landlord and when to approach the Rent Tribunal or the cantonal court.
What is the maintenance obligation?
The landlord is responsible under Civil Code Book 7 for the maintenance needed to keep the dwelling habitable.[2] This means structural issues such as leaking roofs, broken central heating and severe moisture problems are usually the landlord's responsibility. The Rent Tribunal deals with disputes about service charges and rent adjustments, and can also give advice on maintenance conflicts.[1]
Minor repairs: who pays what?
Not all repairs are the same. Below are common examples and who usually pays.
- Minor repairs such as replacing light bulbs, fuses or loose door handles are often the tenant's responsibility (repair).
- Costs for major maintenance or replacement of installations are usually the landlord's responsibility, especially when caused by normal wear (pay).
- Problems affecting safety or habitability, like serious leaks or failed heating, should be resolved by the landlord (repair).
- Always report repair requests in writing and keep proof of submission (file).
If you and the landlord disagree, note specific dates and costs and request a written response. Documentation helps when bringing complaints to the Rent Tribunal or to the cantonal court.
What to do if the landlord does not respond?
Follow these steps before starting formal procedures: send a clear written notice with the desired repair timeframe, allow a reasonable period and request confirmation. If nothing happens within the period, you can file a complaint with the Rent Tribunal or seek official government guidance.[1][3]
Frequently asked questions
- Can the landlord charge for small repairs?
- Yes, in many cases the landlord can charge for small repairs if it is stated in the lease, but the landlord may not demand unreasonable costs and must show why the costs are the tenant's responsibility.
- What counts as a 'minor repair'?
- Minor repairs are often simple, inexpensive tasks such as replacing light bulbs or fixing a loose handle; exactly what counts as minor can vary by tenancy agreement.
- When can I approach the Rent Tribunal?
- You can approach the Rent Tribunal for disputes about service charges, defects that affect the rent level, or when the landlord repeatedly fails to make repairs.
How to act
- Report the defect in writing to the landlord and keep a copy of your message and the date (file).
- Collect evidence: photos, receipts and communication with the landlord (document).
- Call or request contact with the landlord to agree a concrete repair date (contact).
- If the landlord does not respond, file a complaint with the Rent Tribunal or consider the cantonal court (court).
Help and Support / Resources
- Contact page Rent Tribunal
- [2] Wetten.nl - Civil Code Book 7
- [3] Government.nl - Information for tenants
