Your rights as a tenant

Rent and rent increases

Rent may normally be raised once every twelve months, within a statutory maximum that differs per segment and is set annually. The increase must be announced in writing and on time. In the regulated and mid-rent segments the rent can also never exceed the points ceiling — seeis my rent legal?

Your deposit

Under the Good Landlordship Act (Wet goed verhuurderschap) the deposit is capped at two months of basic rent and must be returned within the statutory period after the tenancy ends. Anything withheld must be specified in writing. Normal wear and tear — dull paint, small picture holes — is for the landlord's account, not yours.

The single best protection: a signed inspection report with photos at the start. Without it, arguments about the final state are nearly impossible to settle.

Repairs and defects

Major maintenance and defects — leaks, damp caused by construction or poor ventilation, a broken boiler — are the landlord's responsibility. Small day-to-day maintenance is yours. Always report a defectin writing and set a reasonable deadline. If repairs don't happen, the Huurcommissie can grant a temporary rent reduction until they do.

Ending the tenancy

As a tenant you can always terminate, usually with one payment period's notice (typically one month), in writing. A landlord cannot: they need a statutory ground and, without your written agreement, a court order. "I want to sell" is not a valid ground — in the Netherlands, sale does not break a tenancy.

Discrimination and intimidation

Landlords and agents must use a transparent, non-discriminatory selection procedure, may not intimidate tenants, and may not charge you agency fees when they act for the landlord. Every municipality has a reporting point (meldpunt goed verhuurderschap) where you can report breaches, if necessary anonymously.

The Rent Tribunal (Huurcommissie)

For disputes about rent, service costs, defects and rent increases in the regulated and mid-rent segments, the Huurcommissie is the accessible route: no lawyer required, modest fees, and a binding decision unless one party goes to court. Build your case with written reports, dated photos and payment records.

Living together and subletting

Spouses and registered partners are automatically co-tenants while the home is their main residence; unmarried partners can request co-tenancy, usually after two years of a shared household. Co-tenancy matters enormously if the main tenant leaves or dies. Subletting the whole home almost always requires the landlord's written permission — doing it without can cost you your own tenancy.

General information, not legal advice. For your situation, consult a lawyer, the Juridisch Loket or the Huurcommissie. Full Dutch coverage:huren: je rechten en plichten.