Who Pays for Repairs as a Tenant in the Netherlands
What counts as maintenance?
Maintenance refers to work to keep the home in good condition. Structural maintenance and repair of construction, roof or pipes usually fall to the landlord, while small repairs such as replacing bulbs or descaling taps are often the tenant's responsibility.[1]
Examples of common maintenance tasks
- Replacing broken windows after a break-in (usually landlord).
- Descaling taps and showerheads (often tenant).
- Repairing leaking gutters (landlord).
- Damage from neglected maintenance (important: document evidence).
Who pays for what?
As a general rule, the landlord pays for repairs resulting from normal wear and tear or defects that make the dwelling uninhabitable. The tenant pays small repairs that result from normal use or carelessness. If unclear, you can ask for advice or file a complaint with the Rent Tribunal or take the matter to the subdistrict court.
When does the tenant pay?
- For small repair costs explicitly assigned to the tenant in the lease agreement.
- For damage caused by the tenant or their visitors.
- If you have agreed in writing with the landlord to pay certain services yourself.
How do I report a defect?
Always report defects in writing and keep a copy. Describe the problem, add dates and photos, and give a reasonable period in which you expect the landlord to act. Also confirm any phone contact in writing by email.
- Inform the landlord as soon as possible by email or registered letter.
- Take clear photos and keep all communication as evidence.
- Set a reasonable deadline for repair and monitor that deadline.
If the landlord does not respond or refuses to repair, you can seek advice from official bodies and possibly submit a request to the Rent Tribunal or seek legal help. The Rent Tribunal often handles rent and service charge matters and can sometimes advise on maintenance disputes depending on the situation.[3]
Frequently asked questions
- Who pays repairs to the heating?
- If the heating breaks down due to normal wear, the landlord is usually responsible; if damage is caused by misuse, the tenant may pay.
- Can I request a rent reduction for a major defect?
- Yes, if living quality is seriously affected you can request a rent reduction or submit a claim to the Rent Tribunal or court.
- When is the Rent Tribunal the right body?
- The Rent Tribunal can handle cases about rent level, service charges and sometimes maintenance disputes; legal claims about eviction or contract breach go to the subdistrict court.
How-To
- Contact the landlord first and report the defect in writing.
- Document the issue with photos, dates and witnesses where possible.
- Give a reasonable period for repair and monitor that period.
- If there is no solution, file a complaint with the Rent Tribunal or seek legal help.
Help and Support / Resources
- [1] wetten.overheid.nl - Civil Code Book 7
- [2] Huurcommissie - Official information and forms
- [3] Government.nl - General information on housing and tenancy law
