Maintenance & Small Repairs: Tenants in the Netherlands

Tenants in the Netherlands often have questions about who is responsible for maintenance and small repairs in their home or care residence. Sometimes it is stated in the tenancy agreement, but not all provisions are valid if they conflict with the law. This article clearly explains which maintenance tasks are usually the landlord's responsibility, which small repairs a tenant can expect to carry out themselves, and how to act if a disagreement arises. You will also read when you may reclaim costs, how to report defects and which authorities provide assistance. The explanation is practical for tenants without a legal background and refers to official sources in the Netherlands.

What counts as maintenance and small repairs?

The Civil Code distinguishes the duties of landlord and tenant for residential leases; the law stipulates that the landlord must keep the dwelling in good condition and remedy major defects^[1]. Small repairs are often short-term or simple tasks that arise during normal use.

Landlord obligations

• Repair of serious defects to structure, roof and facade.
• Repair of heating systems and hot water supply.
• Repair of leaking pipes and electrical problems that affect usability.
• Carrying out major periodic maintenance that is not the result of tenant damage.

Tasks often for the tenant

• Replacing bulbs, small caulking tasks and unblocking traps for normal clogs.
• Costs for repair of damage caused by the tenant’s careless use.
• Minor maintenance of locks or fittings if agreed in the lease.

What to do in case of a defect or dispute?

Report defects as soon as possible in writing to the landlord and give a reasonable time to remedy the problem. Describe the defect, keep photos and related messages, and note dates of reports and appointments. If the landlord does not respond or refuses to act, you can take steps toward mediation or a formal complaint.

Important actions

• Report the defect in writing and keep proof of sending.
• Make photos or videos and keep a log of problems and expenses.
• Give a reasonable deadline for repair and note the date of your request.

Frequently Asked Questions

Who pays for heating repairs?

In many cases the landlord is responsible for maintenance and repair of central heating; check your tenancy agreement and report a malfunction in writing, referring to the legal maintenance obligation.^[1]

Can the landlord charge the tenant for small repairs?

A landlord may only charge costs if there is a clear, reasonable agreement about it or if there is damage caused by the tenant; the Rent Tribunal can assist in disputes.^[2]

What can I do if the landlord does not respond?

You can seek mediation via the Rent Tribunal or, depending on the dispute, start proceedings at the subdistrict court; first review official steps and conditions.^[2]

How-To

1. Report the defect in writing to the landlord with a clear description.
2. Collect evidence: photos, invoices and correspondence.
3. Set a reasonable repair deadline and state possible next steps if no action is taken.
4. Request mediation from the Rent Tribunal or seek legal advice if the landlord does not cooperate.
5. If you pay costs in advance, keep all receipts and consider reclaiming or offsetting against rent after legal advice.

Key takeaways

• Document every report and keep all evidence and receipts.
• Check that contract terms comply with statutory tenant protections.

Help and Support / Resources

• Rent Tribunal (Huurcommissie) - information and applications
• Wetten.overheid.nl - Civil Code Book 7 (Tenancy Law)
• Government.nl - housing and tenancy guidance

1. [1] Wetten.overheid.nl - Burgerlijk Wetboek Boek 7 (Huurrecht)
2. [2] Huurcommissie - Information and procedures
3. [3] Government.nl - Housing and renting