Rent per m2 and quality: tenant rights Netherlands
As a tenant in the Netherlands, it can be hard to find clarity when rent per m2 and the quality of a home are in question. This text helps tenants step by step: which maintenance points the landlord must handle, when you as a tenant pay for small repairs yourself, and how to report problems such as damp, heating or poor insulation. You get practical tips on documentation, deadlines and when you can involve the Rent Tribunal or the court. The explanation avoids legal jargon and focuses on achievable actions so you gain quicker control over repairs, maintenance costs and your rights as a tenant. There are also steps described to file a dispute and which evidence is important in a procedure.
What does "rent per m2" and quality mean?
Rent per m2 is a way to compare the rental price: the total monthly amount divided by the number of square meters. Quality concerns the condition of the home: heating, insulation, sanitary facilities and safety. Both price and quality determine whether the rent is reasonable and whether basic living standards are met.
Who pays for maintenance and minor repairs?
As a rule, the landlord is responsible for major maintenance and for providing a dwelling that meets minimum quality requirements.[1] Minor repairs often fall to the tenant, depending on what the rental agreement states. In case of doubt, it is important to ask in writing who pays for what and to record this.
Practical checkpoints
- Take photos and keep documentation of defects and repairs (document).
- Check which costs are included in the rent and which additional service charges you pay (rent).
- Note which appliances or facilities are not working and since when the problem exists (repair).
- Contact the landlord first and request a written response (contact).
If the landlord does not respond or refuses to carry out necessary maintenance, you can consider further steps such as a formal notice of default or involving the Rent Tribunal or court. The Rent Tribunal mainly handles disputes about rent and service charges and can assess cases without a full lawsuit.[2]
Steps for defects and disputes about quality
Follow these steps to address problems with quality or unclear rent per m2. Always start with clear communication and documentation.
- Send a short written notification to the landlord with description, date and photos (notice).
- Keep receipts, correspondence and repair quotes as evidence (document).
- Discuss in advance who pays for necessary repairs and ask for written confirmation (rent).
- Consider a rent reduction or reclaiming costs only with legal advice or after a Rent Tribunal/court decision (safety).
Frequently Asked Questions
- Who is responsible for leaks and damp problems?
- Usually the landlord, especially if it concerns structural or installation defects. Record date and damage, and report it in writing.
- Can I have repairs done myself and reclaim the costs?
- Only if the landlord fails to act and you have prior authorization or in urgent cases; always keep invoices and communication.
- When should I involve the Rent Tribunal?
- If there is a dispute about rent, service charges or unfulfilled maintenance that you cannot resolve with the landlord.[2]
How-To / Step-by-step
- Notify the defect in writing to the landlord with date, description and photos.
- Keep all documents, emails and receipts as evidence.
- Request a reasonable timeframe for repair and confirm it in writing.
- If there is no response: send a notice of default and outline possible next steps.
- For unresolved disputes, file a request with the Rent Tribunal or consider the subdistrict court.
Help and Support / Resources
- Rent Tribunal - information and forms
- Wetten.nl - Civil Code Book 7 (rental law)
- Government.nl - information for tenants in the Netherlands
