Tenant guide: rent incl. utilities in the Netherlands

As a tenant in the Netherlands it is important to know what "rent inclusive" exactly means and who is responsible for gas, water, electricity and internet, and who must pay for maintenance or small repairs. This guide helps tenants step by step: we explain which costs usually lie with the landlord or the tenant, which rules in the Civil Code Book 7 apply, and which practical steps you can take if a defect occurs. You receive clear instructions to report repairs, record evidence and when you can involve the Rent Tribunal or the court. This way you can protect your housing rights and resolve disputes more quickly.

What does "rent inclusive" mean?

The term "rent inclusive" can have different meanings: sometimes only hot water and gas are included, sometimes all utilities and internet. Always check your lease for a clear description and which costs are counted as service charges. Legal rules about maintenance and defects are in the Civil Code Book 7.^[1]

Who pays for maintenance and small repairs?

Generally: the landlord is responsible for major defects and the fitness of the property; the tenant often bears small repairs or household maintenance unless otherwise stated in the contract. Below are common divisions.

• The landlord usually covers costs for serious defects and installation maintenance (boiler, piping).
• The tenant often pays small repairs and household maintenance up to a reasonable limit as set out in the contract.
• Service charges and advance payments for utilities must be clearly stated in the lease and the specification.

How do you report a repair?

Report defects first directly to your landlord or manager, preferably in writing (email or letter) so you have proof of the report. Provide a clear description, photos and a reasonable deadline for repair. If there is no response, send a registered letter with a deadline and a notice of possible next steps.

Steps if the landlord does not respond

• First contact and ask for a concrete repair deadline.
• Then send a written (preferably registered) notice of default with a reasonable deadline.
• Keep track of deadlines and log dates and responses as evidence.
• If there is no solution, you can involve the Rent Tribunal or district court depending on the subject.^[2]

Frequently Asked Questions

Is internet included if the lease states "rent inclusive internet"?

If the agreement explicitly states that internet is included, it is part of the offered services; however check for limits or extra charges.

Who pays for a leaking tap or broken panes?

Minor leaks or panes damaged by residents are often charged to the tenant; structural defects and depreciation of installations usually fall to the landlord.

When do I involve the Rent Tribunal?

The Rent Tribunal can help with disputes about service charges, rent level and defects that affect the rent; other matters are for the cantonal judge.^[2]

How-To

1. Read your lease and service charge specification carefully.
2. Report the problem in writing with photos and a clear description.
3. Set a reasonable deadline for repair and record all communication and dates.
4. Contact a tenants' organisation or legal advice if you cannot resolve it.
5. Finally involve the Rent Tribunal or court if mediation or a ruling is needed.^[2]

Key Takeaways

• Always read the lease for clear "rent inclusive" terms.
• Document defects with photos and dates.
• Keep written reports and formal notices as proof.

Help and Support

• Rent Tribunal (Huurcommissie)
• Wetten.overheid.nl (Civil Code Book 7)
• Government.nl - housing information

1. [1] Wetten.overheid.nl
2. [2] Huurcommissie
3. [3] Government.nl