Tenant rights: rent per m2 & quality in the Netherlands

As a tenant in the Netherlands you want to understand how rent per m2 and the quality of your home relate to maintenance obligations. This article clearly explains which items fall under small repairs, when the landlord must intervene and which costs you can expect yourself. You will read practical steps for reporting defects, keeping evidence and involving the Rent Tribunal (Huurcommissie) or district court. The explanation is intended for tenants without legal background and contains concrete examples, checklists and references to official sources so you can protect your rights and demand appropriate housing quality. At the end you will find an overview of when compensation or a rent reduction is possible and how to document evidence for procedures.

Who pays what for small maintenance?

In general, the landlord is responsible for the basic habitability of the property and major repairs, while small repairs often fall to the tenant. The exact division is set out in the Civil Code and in case law that you can consult for your situation^[1].

• Small repairs to locks, windows or kitchen cupboards can be the tenant's responsibility.
• Major structural issues such as leaking roofs, foundation damage or central heating are usually the landlord's responsibility.
• If defects affect habitability, the landlord must act promptly and may need to cover costs.

How do you report a defect?

Report defects as soon as possible in writing to the landlord with a clear description and photos. Record dates and keep e-mails and text messages as evidence. If the landlord does not respond or fails to repair adequately, you can consider further steps, including requesting an expert report or involving the Rent Tribunal^[2].

• Report the issue in writing and keep a copy of your report.
• Take clear photo or video documentation of the defect and dates.
• Give the landlord a reasonable repair period and note all communication.

When can you go to the Rent Tribunal or court?

For disputes about rent amount, service charges or defects you can approach the Rent Tribunal; for other matters the subdistrict court may be appropriate. The Rent Tribunal has procedures and forms you can use and sometimes a decision is faster and cheaper than civil litigation^[2]. Consult the statutory rules and procedures for time limits and evidence requirements^[1].

Key takeaways

• Report defects in writing and on time to your landlord.
• Keep photos, e-mails and receipts as evidence.
• Consider the Rent Tribunal for disputes about rent or service charges.

Frequently asked questions

Who pays the repair for a leaking tap?

A leaking tap can be considered small maintenance and sometimes the tenant's responsibility; if the leak makes the property uninhabitable the landlord must act.

Can I reduce rent for persistent defects?

In some cases you can reduce rent or seek reimbursement, but this often requires legal advice or intervention by the Rent Tribunal or court.

What does the Rent Tribunal do exactly?

The Rent Tribunal assesses, among other things, the reasonableness of rent, service charges and certain disputes about defects and repairs.

How-to

1. Report the defect in writing to the landlord with date and description.
2. Make and keep photos, videos and communications as evidence.
3. Give the landlord a reasonable repair period and request confirmation.
4. If there is insufficient action, contact the Rent Tribunal or seek legal advice.
5. Document costs and damage if you later request compensation or a rent reduction.

Help and Support / Resources

• Rent Tribunal (Huurcommissie) - information and forms
• Wetten.overheid.nl - Civil Code Book 7 (tenancy law)
• Government.nl - guidance for tenants

1. [1] Wetten.overheid.nl - Civil Code Book 7 (tenancy law)
2. [2] Rent Tribunal (Huurcommissie) - official site
3. [3] Government.nl - guidance for tenants