Temporary Renting: Rules for Tenants in the Netherlands
As a tenant in the Netherlands, you often face questions about who is responsible for maintenance and minor repairs when renting temporarily. This article clearly explains what landlords and tenants typically must pay for, when to report repairs, and what evidence helps in a dispute. You will also read how and when to involve the Rent Tribunal (Huurcommissie) or the cantonal court, which deadlines apply, and which steps to follow if a problem is not resolved. The text uses plain language, practical steps, and refers to official sources so you quickly know your rights and obligations during temporary renting. There are also examples of minor repairs and practical tips to limit costs. Always keep communication and photos as evidence.
What counts as maintenance and minor repairs?
In practice, "maintenance" means everything necessary to keep the home safe and habitable. Minor repairs are often simple fixes that do not require structural work. When something is serious or affects living quality, such as lack of heating or leakage, different rules apply and the landlord is usually responsible.[1]
Who pays what?
Generally, the landlord pays for structural and essential provisions, and the tenant for small daily repairs unless otherwise agreed in the contract.
- Landlord: structural repairs and basic provisions (repair): heating, roof and pipe leaks.
- Tenant: minor repairs (repair): replacing bulbs, small repainting, clogged traps due to normal use.
- Deposit and deductions (deposit): costs for damage caused by the tenant can be deducted from the deposit.
How and when to report?
Report defects in writing and keep proof of sending. If there is no response, send a notice of default with a reasonable term to repair. If the landlord does not react you can consider further actions, such as involving the Rent Tribunal or cantonal court.[2]
When to involve the Rent Tribunal or court
The Rent Tribunal often handles disputes about rent and service charges and can be useful in certain maintenance discussions. For more complex liability issues or tenancy agreements the cantonal court has jurisdiction. Consult official guidelines for correct procedures and forms.[2]
Common evidence and documentation
- Photos and videos of the defects with timestamps (evidence).
- Written reports, emails and receipts of sent letters (notice).
- Notes of calls with landlord or manager including date and name (call).
Steps if the landlord does not respond
Follow a step-by-step plan: report in writing, give a reasonable repair deadline, seek help or advice and as a last resort start a formal procedure. Use the correct channels and formats as described on official sites.[3]
Frequently asked questions
- Who pays for repairs to the central heating?
- Usually the landlord is responsible for essential installations such as the central heating; exceptions are in the tenancy agreement.[1]
- Can the landlord withhold the deposit for minor damage?
- The deposit may only be used for damage caused by the tenant beyond normal wear and tear; disputes can be challenged at the Rent Tribunal or court.[2]
- What should I include in a notice of default?
- Describe the defect, add evidence, give a reasonable time for repair and state that you will take further steps if no action is taken.
How-To
- Report the defect in writing to the landlord with date and description (notice).
- Take photos and note dates and any communication as evidence (evidence).
- Send a notice of default if there is no response within a reasonable time (notice).
- Involve the Rent Tribunal or cantonal court if the dispute remains unresolved (court).
Key takeaways
- Keep all evidence: photos, messages and receipts.
- Act within reasonable deadlines to protect your rights.
- Consult official sources before starting legal steps.
Help and support
- Huurcommissie - Information and forms
- Wetten.overheid.nl - Civil Code Book 7
- Government.nl - National government guidance for tenants
