Tenant and Minor Repairs in the Netherlands

As a tenant in the Netherlands you may regularly face small maintenance questions: who pays for a leaking tap, who fixes a broken lock or who is responsible for painting? This guide explains in clear language when the landlord must carry out maintenance and when minor repairs may be the tenant's responsibility. You will read which steps you can take for defects, how to collect evidence and when you can involve the Rent Tribunal or the court. We also cover practical tips for communicating with your landlord and ways to prevent disputes. The goal is that as a tenant you clearly know your rights and duties in the Netherlands and which actions are realistic.

What counts as minor maintenance?

Minor maintenance often includes repairs resulting from everyday use: a leaking tap, loose skirting boards or a broken light. Major structural problems such as a damaged roof, serious moisture or mold and failures of the heating system are usually the landlord's responsibility. Consult the statutory rules for specific obligations and exceptions.^[1]

Who pays what?

• The landlord pays for major structural repairs such as a leaking roof, a broken heating boiler or significant moisture problems.
• Tenants often pay for minor repairs or replacements due to normal use, such as a broken light bulb or loose handle.
• Sometimes an issue is technical and requires quick repair; always agree in writing who will pay and who will carry out the repair.
• Keep written agreements and request quotes or invoices for larger repairs.

How do you request a repair?

Report defects to the landlord as soon as possible, preferably in writing by email or registered letter. Describe the problem clearly, attach photos and indicate within which timeframe you expect a response. If the landlord does not respond or performs the repair incorrectly, you can consider follow-up actions such as involving the Rent Tribunal for disputes about service charges and maintenance.^[2]

Practical steps for a defect

1. Take clear photos and note the date and time of the defect.
2. Send a written request to the landlord with evidence and a reasonable deadline.
3. Await the response according to the agreed timeframe and send a reminder if necessary.
4. If the landlord does not respond, consider independent quotes and inquire about possible reimbursement.

Frequently Asked Questions

Who pays for the heating if it suddenly stops working?

If the heating installation breaks down due to age or technical defect, the landlord is generally responsible and must arrange the repair.

Can I carry out small repairs myself and reclaim costs?

You can carry out small repairs, but ask for permission first if it involves structural changes; always keep receipts and written agreements to reclaim costs.

Where can I report a dispute about service charges?

For disputes about service charges and some maintenance issues you can involve the Rent Tribunal.^[2]

How-To guide

1. Document the problem with photos and a description.
2. Report it in writing to the landlord and ask for confirmation.
3. Wait a reasonable period and send a reminder if there is no response.
4. If no solution is provided, request quotes and consider a formal complaint or procedure.
5. Seek help from bodies such as the Rent Tribunal or legal advice if needed.^[2]

Key takeaways

• Major structural repairs are usually the landlord's responsibility.
• Tenants often cover minor repairs; always keep receipts and correspondence.
• Documentation and clear written requests speed up solutions and help in disputes.

Help and Support / Resources

• [1] Huurcommissie
• [2] Wetten.overheid.nl - Civil Code Book 7
• [3] Government.nl - information for tenants

1. [1] Wetten.overheid.nl - Civil Code Book 7
2. [2] Huurcommissie
3. [3] Government.nl - information for tenants