Tenant and repairs: who pays in the Netherlands
As a tenant in the Netherlands you may sometimes be unsure who must pay for maintenance or small repairs. This article explains in clear language which costs are usually the landlord's responsibility, which small repairs a tenant often pays for themselves and which documents you need for a formal request or complaint. You will also read when you can involve the Huurcommissie[2] or the court and which steps are important to support your case. The explanation is intended for tenants without legal knowledge and gives practical tips on evidence, communication with the landlord and keeping documents. Along the way we point out forms, photos as evidence and deadlines to watch for. At the end you will find a short FAQ and step-by-step plan.
Who pays for maintenance?
In general, the landlord is responsible for fulfilling the main obligations from the rental agreement and from the Civil Code Book 7, such as keeping the rented property in a habitable condition.[1] That means a landlord usually must take care of heating, water, the roof and major maintenance. The tenant is often responsible for small repairs that result from normal use or for maintenance described in the contract as the tenant's task.
Small repairs and examples
- Loose door handles or dripping taps worn by daily use.
- Minor costs explicitly assigned to the tenant in the rental agreement.
- Damage caused by tenant negligence usually must be paid by the tenant.
If something breaks that hinders living (for example no heating in winter or a leaking roof), report this immediately in writing to the landlord and ask for a deadline for repair. Note phone conversations and keep emails and photos as evidence.
Which documents do you need for an application?
For a formal request to the landlord or a complaint to the Huurcommissie you usually need the following documents and evidence.
- A copy of your rental contract or lease agreement.
- Photos or videos of the defects and the date you discovered them.
- All written communication with the landlord (emails, letters, text messages).
- Copies of payment receipts or rent payments relevant to the case.
Frequently asked questions
- Who decides whether something is a 'small repair'?
- Ultimately that depends on the rental agreement and the circumstances; sometimes the Huurcommissie or the subdistrict court decides in case of disagreement.[2]
- Can I carry out a repair myself and reclaim the cost from the landlord?
- Only if you have prior permission from the landlord or in urgent cases and you can later show proof of costs and communication. Always keep receipts and photos.
- What does the Huurcommissie do and when should I involve them?
- The Huurcommissie can assess whether service charges and maintenance obligations are justified. Involve them if discussion with the landlord does not lead to a solution.[2]
Step-by-step plan
- Check your rental agreement and gather evidence (photos, payment receipts, correspondence).
- Submit a clear written notification or request to the landlord with the date and requested remedy.
- Wait for a reasonable repair period and record all communication and missed deadlines.
- If the landlord does not respond or refuses, consider a complaint to the Huurcommissie or proceedings at the subdistrict court.
Help and support
- Huurcommissie — information and forms for rental disputes.
- wetten.overheid.nl — Civil Code Book 7 on tenancy law.
- Government.nl — official guidance on housing and tenant rights.
