Reporting Repairs as a Tenant in the Netherlands
As a tenant in the Netherlands you may encounter unexpected defects that reduce your enjoyment of the home. This article explains step by step how to correctly report a defect to your landlord, which documents and photos to keep, and when to consider rent reduction or involvement of the Rent Tribunal. We cover deadlines, the landlord's repair obligations under the Civil Code, and practical tips for communicating without unnecessary escalation. The guidance is for tenants without legal background and helps you make confident decisions and, if needed, collect evidence for a complaint or procedure. This way you know when to inform the landlord first and when to take formal steps.
What to do about defects
When you discover a defect, start with a short assessment: is it immediately dangerous, does it reduce the living enjoyment or can it wait for regular maintenance? Record what the problem is, when you discovered it and what impact it has on living. For legal duties and deadlines see the Civil Code.[1]
Documentation and evidence
Good documentation increases your chance of a successful solution. Note dates, keep messages and take clear photos or videos.
- Take photos and videos of the defect with date and time.
- Write a short clear report and send it by email or registered mail.
- Keep a log of responses and any promises from the landlord.
- Keep invoices or quotes if you need to prove costs.
How to report officially
Always report defects to the landlord first and preferably in writing. Describe the defect, attach evidence and ask for repair within a reasonable period. If the landlord does not respond or does not repair adequately, you can consider further steps such as a complaint to the Rent Tribunal or court action.[2] For the landlord's statutory repair obligations see the relevant legal articles.[1]
If the landlord does not respond
If the landlord does not act within the set period, send a reminder and state that you consider further steps. You can file a request with the Rent Tribunal for service charge or rent reduction issues, or go to the subdistrict court for serious disputes. Also seek information and help via official government sources.[2][3]
Frequently asked questions
- Must I always report defects in writing?
- Yes, report defects preferably in writing and keep a copy of your message and any replies.
- When can I request a rent reduction?
- If the defect significantly reduces the living enjoyment and the landlord does not repair in time, you can consider rent reduction.
- Can I arrange repairs myself and deduct costs from the rent?
- In some cases this is possible, but first check your lease and keep all receipts; disputes may lead to a procedure.
How-To
- Check and document the defect with photos and dates.
- Report it in writing to the landlord and keep proof of sending.
- Set a reasonable repair period and provide a copy of your report.
- Seek help from the Rent Tribunal or consider court if the problem persists.
Key takeaways
- Always keep evidence of defects and communication.
- Report defects in writing and within reasonable deadlines.
- Consider formal steps like the Rent Tribunal if informal resolution fails.
Help and support
- Wetten.nl - Civil Code and tenancy law
- Rent Tribunal - information and complaints
- Government.nl - housing and tenant rights
