Tenant: heating or hot water outage in Netherlands
As a tenant in the Netherlands, a failure of the heating or hot water can quickly cause discomfort and uncertainty. This article explains step by step what you can do as a tenant, which obligations your landlord has and when you may expect to pay costs yourself. We address immediate actions (such as reporting and documenting), notification deadlines, safety and possible escalation to the Rent Tribunal or court. The explanation uses simple language so you can act without legal expertise. At the end you will find an overview of official bodies and practical contact points to get quick help with heating or hot water failures.
What to do in case of a failure
Follow these first actions to document and report the problem quickly and clearly.
- Report the malfunction immediately to your landlord by e-mail (mail) and phone.
- Note date and time, take photos or video as evidence (photo/video) and keep all messages.
- Request a repair deadline and note all deadlines (deadline).
- Stay safe: avoid dangerous alternatives and follow safety advice (safety).
Who pays?
In most cases the landlord is responsible for maintaining heating and hot water according to Book 7 of the Civil Code [1]. If the malfunction is due to neglect or wear, the landlord should repair it. If the tenant caused the damage, the tenant may be liable for costs.
In case of disagreement about who must pay or about the reasonableness of repair deadlines you can involve the Rent Tribunal or a court [2]. The Rent Tribunal often handles disputes about service charges and housing quality deficiencies.
Frequently Asked Questions
- Who pays for repairs if the heating breaks?
- Usually the landlord, unless the tenant caused the malfunction or there is a clear different agreement in the lease.
- How quickly must the landlord act?
- For urgent problems (such as no heating in winter or no hot water) the landlord must act quickly; reasonable timeframes depend on severity and weather.
- Can I call a technician myself and deduct the cost from the rent?
- Only if you have prior permission or the landlord is unreasonably slow. Always keep proof of reporting and costs before offsetting amounts.
Step-by-step plan
- Report the malfunction in writing and by phone to the landlord.
- Document date, time and evidence (photos, video, messages).
- Set a reasonable repair deadline and remind the landlord in writing if it passes.
- Involve the Rent Tribunal or subdistrict court if mediation or legal steps are needed.
Key takeaways
- Always document reports and evidence (photo/video).
- Watch deadlines and remind the landlord within reasonable timeframes.
- Contact official bodies such as the Rent Tribunal for guidance.
Help and Support / Resources
- Rent Tribunal - information and complaints
- Wetten.overheid.nl - Civil Code Book 7
- Government.nl - official government information
