Waiting Lists and Allocation for Tenants in the Netherlands
If you are a tenant in the Netherlands you may face waiting lists, allocation and questions about who is responsible for maintenance and minor repairs. This article explains clearly what the law says, which repairs landlords usually pay for and which small repairs tenants typically cover. You will receive concrete steps to report problems, collect evidence and contact official bodies. The text discusses both social and private rental housing and refers to the main official sources for tenants in the Netherlands.[1]
What does the law say?
Rules for rent and maintenance are mainly in the Civil Code Book 7; both landlord and tenant have obligations. The landlord is generally responsible for the building and basic utilities so the dwelling remains habitable. Minor repairs and routine maintenance can be assigned to the tenant in the lease, provided that is reasonable.[1]
The law requires that dwellings meet basic habitability standards.
Who pays for which repair?
- Landlord: serious defects, leaking gutters, broken heating boiler and structural problems are usually the landlord’s responsibility.
- Tenant: small repairs such as replacing fixed lightbulbs, minor sealant work and maintenance tasks specified as tenant duties are typically the tenant’s responsibility.
- Evidence: take photos and keep dates of reports so you can show when the problem was reported and whether repairs were done.
Always keep written reports and proof of completion or refusal of repairs.
Practical steps for maintenance problems
- Report the issue in writing to the landlord and keep a copy or proof of delivery.
- Take photos or videos and note dates, times and any costs you incurred.
- If there is no solution, contact local tenants’ associations or the Rent Tribunal (Huurcommissie).
Documented complaints increase the chance of a quick and correct resolution.
Frequently Asked Questions
- Who pays for the leaking kitchen tap?
- If the leak results from normal wear or an installation fault this is usually the landlord’s responsibility; small repairs by the tenant are only required if stated in the contract and reasonable.
- Can I call a repairer myself and deduct the costs from the rent?
- Not without the landlord’s written consent; deducting without agreement can carry risks. First consult the Rent Tribunal or seek legal advice.
- What does the Huurcommissie do in maintenance disputes?
- The Huurcommissie can decide on service charges and certain maintenance issues; other matters may be handled by the subdistrict court.[2]
How-To
- Document the issue with date, photos and a short description.
- Report the complaint in writing to the landlord and request a repair deadline.
- If no solution follows, seek advice from the Huurcommissie or a local tenants’ organization.
- As a last resort you can go to the subdistrict court if the issue cannot be resolved by other means.
Respond to official letters within stated deadlines to protect your rights.
Key takeaways
- Always keep written evidence and photos of problems and reports.
- Report defects promptly and within any contractual deadlines.
- Seek help from the Huurcommissie or official bodies if issues persist.
Help and Support
- Rent Tribunal (Huurcommissie): information and forms
- Wetten.nl: Civil Code Book 7 (tenancy law)
- Government.nl: official guidelines and information
