Tenant Rights for Repairs and Maintenance in Netherlands
As a tenant in the Netherlands you need to know who pays for maintenance and small repairs, what obligations your landlord has and when you can act yourself. This article explains in plain language which matters fall under normal maintenance, what the law (Civil Code Book 7) says about repair obligations, and which steps you can take when there are defects. You will also read how to document repairs, what help the Rent Tribunal can offer in disputes, and when it is sensible to seek legal advice. The explanation is intended for tenants without a legal background and offers practical tips for dealing with service charges, heating, damp and other common complaints.
What counts as maintenance?
Maintenance includes both small repairs and major upkeep that affects habitability. For the definitive allocation of responsibilities the law refers to the Civil Code Book 7 and case law.[1]
Tenants are entitled to a habitable home.
Landlord obligations
- Restore heating and hot water in case of failures.
- Carry out structural repairs such as leaking roofs, foundation and roofing.
- Ensure the dwelling complies with safety and building regulations.
Always report defects in writing to your landlord.
Tenant responsibilities
- Small repairs and routine maintenance resulting from normal use.
- Document damage and defects with dates and photos (document, photo).
- Keep the living space clean and take care to prevent further damage.
If the landlord does not repair within a reasonable period, send a written reminder with a reasonable repair deadline. If there is no response, collect evidence and consider the Rent Tribunal or court.[2]
Respond to letters within stated deadlines to preserve your rights.
Frequently Asked Questions
- Who pays for small repairs?
- In many cases the tenant pays for small repairs; major maintenance and structural repairs are usually the landlord's responsibility.
- What if the landlord does not respond?
- Send a registered or written notice, keep evidence, and consider the Rent Tribunal or legal action.[2]
- Can I arrange a repair myself and deduct costs from the rent?
- Only with written permission or after a legal decision; do not deduct costs independently without advice.
How-To
- Document the problem with date, description and photos (document, photo).
- Notify the landlord in writing and keep a copy (form, mail).
- Set a reasonable deadline for repair and give a clear due date (time).
- If there is no solution, consider the Rent Tribunal or the subdistrict court.
Help and support / Resources
- Rent Tribunal — complaints and forms
- Wetten.overheid.nl — Civil Code Book 7
- Government.nl — housing and renting
