Tenant Rights: Insulation & Windows in Netherlands

As a tenant in the Netherlands you want to know who pays for insulation and new windows, and when you have the right to repairs or a rent reduction. This article clearly explains which maintenance obligations typically fall on the landlord and which small repairs you as a tenant may do or pay for. We also cover how to report defects, document evidence and when you can involve the Rent Tribunal or the court.^[1] Practical steps help you make repair requests, discuss costs and avoid disputes. The explanation uses plain language, refers to official sources and gives examples so you can better apply your tenant rights regarding insulation and windows in the Netherlands.

What does the law say?

The main rules about rent and maintenance are in Book 7 of the Civil Code. This law states that the dwelling must be suitable for living and that landlords and tenants have duties regarding maintenance and small repairs.^[2] In practice this means that structural defects or issues that affect the habitability of the dwelling are usually to be fixed by the landlord.

Who pays what?

• The landlord is usually responsible for structural insulation and replacing worn windows.
• Small repairs, such as replacing a broken screw in a window frame or resealing joints, may fall to the tenant if stated in the contract or if they are non-structural maintenance.
• If an improvement (e.g., double glazing) was installed by the tenant without permission, the landlord may request removal or compensation.
• Always report defects in writing and keep a copy of your report and any responses from the landlord.

How to document defects

Record problems with timestamps, photos and short descriptions. Note when you reported the issue and which response you received. Good documentation strengthens your position in discussions, complaints or procedures.

Complaints and disputes

If you cannot reach an agreement with the landlord, you can contact the Rent Tribunal for rent and service charge issues, or the subdistrict court for other disputes. The Rent Tribunal sometimes assesses the effects of defects on the rent and issues binding decisions.^[1]

Pay attention to deadlines: always respond within the periods set by law or procedure and follow the rules for submitting evidence or forms.

Frequently asked questions

Am I obliged as a tenant to pay for small insulation works?

That depends on the tenancy agreement and the nature of the works; structural insulation is generally the landlord9s duty, small repair works sometimes the tenant9s duty.

Can I reduce rent if windows remain drafty?

You can report the situation and, if the defect persists, involve the Rent Tribunal or court; this can sometimes lead to a rent adjustment or repair order.

How do I prove the problem has existed for some time?

Keep dated photos, report messages and any correspondence with the landlord as evidence.

How-to steps

1. Report the problem immediately in writing to the landlord, with date and description.
2. Take photos or videos and keep all invoices or quotes as evidence.
3. Give the landlord a reasonable period to repair and record that period in writing.
4. If there is no solution, submit a request or complaint to the Rent Tribunal or prepare documents for legal action.
5. Consider legal assistance or the subdistrict court if informal solutions do not lead to results.

Key takeaways

• Always keep evidence of defects and communication with the landlord.
• Start with a clear written report to the landlord.
• In unresolved disputes, involve the Rent Tribunal or court.

Help and support

• Huurcommissie
• Burgerlijk Wetboek Book 7 (wetten.overheid.nl)
• Government.nl - Housing and rent information

1. [1] Huurcommissie
2. [2] Wetten.overheid.nl - Burgerlijk Wetboek Boek 7
3. [3] Government.nl - Information on housing and rent