Tenant Rights: End-Cleaning & Deposit in the Netherlands
As a tenant in the Netherlands you want to know if a landlord may deduct end-cleaning costs from the deposit, whether you must deliver the property clean, and which steps to take in a dispute. This article clearly explains which rules apply under Dutch tenancy law, when reasonable cleaning charges are permitted, what proof is required for damage versus normal wear and how to contest a payment or deposit retention via the Rent Tribunal or court. The text gives practical actions, sample letters and points to official sources to help you protect your rights as a tenant. I use plain language and concrete examples so you know exactly what to do.
What can the landlord charge?
As a tenant you have legal rules that limit what a landlord can charge for costs, including end-cleaning and deposit matters. Under the Civil Code there are limits to reasonableness and requirements for evidence.[1] For disputes about service charges, cleaning and deposit you can consult the Rent Tribunal or bring a claim before the subdistrict court.[2]
The Rent Tribunal often handles disputes about service charges and deposits.
When is end-cleaning allowed?
- Contract: end-cleaning is specified in the tenancy agreement.
- Deposit: costs may only be deducted from the deposit for provable damage.
- Normal wear: not the tenant's responsibility.
- Evidence: photos and handover receipts make a difference in disputes.
Always keep photos and receipts from the handover.
Deposit and refund
The deposit is intended as security for damage and unpaid charges. A landlord may not withhold parts of the deposit for normal wear; only provable damage or unpaid bills may be offset. If unclear, request an itemized statement and proofs such as invoices or quotes.[1]
Always keep photos and receipts to support your claim.
What to do in case of disagreement
- First send a written request for return of the deposit with a clear date and request for an itemized statement.
- Gather evidence: photos of the handover, quotes, receipts and correspondence with the landlord.
- Contact the landlord and try to reach an agreement through dialogue.
- If disagreement persists, file a complaint with the Rent Tribunal or use their forms.
- As a last step you can start proceedings at the subdistrict court for a binding decision.
Frequently Asked Questions
- Can the landlord always require an end-cleaning fee?
- No. Only if this is clearly and reasonably stated in the contract and there is proof that extra cleaning costs beyond normal wear were necessary.
- Can the landlord keep the entire deposit for small damages?
- Not without itemization and proof. Small wear is part of normal use and usually cannot be deducted from the deposit.
- What does the Rent Tribunal do?
- The Rent Tribunal often assesses disputes about service charges and unreasonable clauses; it can provide decisions or recommendations depending on the case.
- How long can the landlord wait to return the deposit?
- There is no fixed term in all cases, but you are entitled to a timely settlement; request payment and an itemized statement in writing if the landlord delays.
How-To
- Check your tenancy agreement for clauses about end-cleaning and the deposit.
- Write a formal request for the deposit refund and attach photos as evidence.
- Ask the landlord for an itemized bill if there are proposed deductions.
- File a complaint with the Rent Tribunal if discussions fail.
- Consider court proceedings as the final option at the subdistrict court.
Key Takeaways
- The deposit is for provable damage, not normal wear.
- Documentation (photos, quotes, receipts) strengthens your case.
- Try mediation and the Rent Tribunal before going to court.
Help and Support / Resources
- Rent Tribunal - information and forms
- Wetten.nl - Civil Code Book 7 (tenancy law)
- Government.nl - official housing information
