Who pays for repairs as a tenant? Netherlands

As a tenant in the Netherlands you want to know who should pay for maintenance and small repairs and what your options are when something breaks. This article explains in plain language which maintenance duties typically fall to the landlord, which small repairs tenants usually pay for themselves, and when you can take action if the landlord does not respond. We refer to relevant rules and to agencies that can help tenants so you know when to involve the Rent Tribunal or the court. Always keep evidence of notifications and photos of defects to support your case.^[1]

Who pays what?

Generally, the landlord is responsible for the main structure and basic facilities: heating, roof, pipes and safety. Small repairs or wear and tear can be the tenant’s responsibility according to the lease. Check your lease and the standard rules in the Civil Code Book 7 for clear boundaries.^[1]

• Heating and plumbing (repair) often fall to the landlord.
• Roof or foundation defects are usually landlord work (repair).
• Small repairs from normal use or wear may be stated as tenant responsibility in the lease (rent, deposit).

What to do when there is a defect?

Always report defects in writing to your landlord first and give a reasonable time for repair. Note date, description and take photos or videos. If the landlord does not repair within the period, you can send a formal notice of default or consider steps to the Rent Tribunal for service charges or to the subdistrict court for other disputes.^[2]

1. First send a written notification with a repair request (submit).
2. Give a reasonable deadline for repair, for example 14 days (calendar-event).
3. Document responses or lack thereof with dates and evidence (evidence).
4. If unresolved, consider the Rent Tribunal or the court (court).

Note: for some disputes about service costs or temporary measures the Rent Tribunal is the quickest option; for more complex matters such as termination or compensation the court may decide. Consult official information before starting a procedure.^[2]

Frequently Asked Questions

Does the landlord always pay for leaks?

The landlord usually pays for leaks related to structure or pipes; damage caused by the tenant’s negligence may sometimes be the tenant’s responsibility.

Can I have repairs carried out myself and deduct the costs from the rent?

Not without written permission; only in specific cases and with clear evidence and calculation can you offset or reclaim costs.

When should I involve the Rent Tribunal?

For disputes about service charges, maintenance obligations and some (temporary) repair issues you can file a case with the Rent Tribunal.

How-To

1. Report the problem in writing to the landlord and request repair (submit).
2. Set a reasonable deadline for repair and record it (deadline).
3. Make and keep evidence: photos, dates and copies of messages (evidence).
4. If unresolved, consider a complaint to the Rent Tribunal or a court procedure (court).
5. Seek advice from tenant organizations or official bodies before taking legal steps (contact).

Help and Support

• Huurcommissie - information and complaints
• 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] Huurcommissie.nl — information and procedures
3. [3] Government.nl — guidance and government information for tenants