Living Comfortably and Handling Common Issues

Introduction

You found a place—now make it a home. This chapter shows how to live comfortably in a Dutch rental and what to do when things go wrong. We explain maintenance responsibilities, the legal meaning of a gebrek (defect), how to report issues effectively, and what your options are if repairs stall. You’ll also learn how to handle damp and mould, noise from neighbours, power or gas outages, service-cost disputes, and rent increases after move-in.

Why it matters in the Netherlands: the Dutch system relies on clear processes and written evidence. If you understand the steps and timelines, you can fix problems quicker, protect your health, and avoid overpaying. If you don’t, you risk living with unresolved defects, paying too much for service costs, or accepting an unlawful rent increase.

Quick idea: Treat this chapter like an operating manual for your tenancy. When something breaks, flip to the relevant checklist, follow the steps, and keep copies of everything.

How Dutch law looks at comfort and defects

What counts as a “defect” (gebrek)?

Under Dutch housing law and Huurcommissie practice, a defect is a condition of the home that limits your use or enjoyment beyond what you may expect from a comparable dwelling. The Huurcommissie publishes a Defects Policy (Beleidsboek Gebreken) that groups issues in categories (A, B, C) and explains when a temporary rent reduction is justified if the landlord doesn’t repair in time. The July 2025 edition confirms these categories and the procedure for rent reduction due to defects.

Examples of recognized defects:

• A-defects (very serious): e.g., no heating in winter, dangerous electrical installation—often justify the largest temporary reduction.
• B-defects (serious): e.g., persistent mould from structural damp, broken exterior windows, malfunctioning boiler.
• C-defects (other serious issues): e.g., substantial draught, broken intercom in multi-unit buildings, moisture nuisance not caused by lifestyle. See the current Beleidsboek Gebreken (PDF) for the full lists and reduction levels.

Who fixes what? (Minor vs major repairs)

Dutch law distinguishes minor, day-to-day repairs (usually the tenant’s job) from structural or major repairs (landlord’s responsibility). The Huurcommissie’s Defects Policy includes the Besluit kleine herstellingen (Minor Repairs Decree) as an annex: things like replacing light bulbs, keeping drains free, cleaning mechanical-ventilation filters, and basic maintenance are typically on the tenant; fixing structural defects, replacing broken central heating units, or solving construction-related damp is on the landlord.

Legal Tip: If in doubt, check the example lists in the Beleidsboek Gebreken and the referenced Minor Repairs Decree. If a problem stems from the building’s condition (e.g., rising damp, roof leaks), it is usually not a minor repair.

Reporting maintenance and getting repairs done

The fast path: step-by-step

1. Document the issue Take date-stamped photos/videos. Keep a short log (when it started, how often, temporary workarounds).

2. Notify your landlord/manager in writing Email with subject “Reparatieverzoek [address] – [issue]”. Describe the problem, attach photos, and request repair within a reasonable period (e.g., 7–14 days for non-urgent issues; sooner for heating/hot water failures).

3. Send a reminder If no action within your deadline, send a polite reminder and offer reasonable access dates.

4. Escalate

   • For recognised defects: you may request temporary rent reduction at the Huurcommissie if the landlord fails to repair after notice. The Defects Policy (2025) explains categories and maximum reductions, and confirms that no rent increase can be applied while a rent reduction due to defects is in effect.
   • Emergency issues (gas smell or power outage): call 0800-9009, the National Gas & Power Outage line (24/7). Your report goes straight to your local grid operator (Liander serves Amsterdam).

5. Keep the paper trail Save emails, delivery receipts, and your log. If you reach the Huurcommissie, they will expect clear documentation of notice, access offered, and the persisting problem. See the Huurcommissie process rules on starting a case.

Pro Tip: Offer a couple of specific time windows for access in your first message. It removes a common excuse (“we couldn’t schedule”) and looks reasonable if you later need third-party help.

Damp and mould (vocht & schimmel)

Mould is common in older Dutch buildings and in well-insulated new builds with poor ventilation habits. Health services advise a two-track approach: (1) ventilate/lifestyle improvements and (2) investigate building-related causes.

What you can do immediately

• Ventilate continuously: keep trickle vents open; use mechanical ventilation on the right setting (low if no one home, medium when home, high during/after cooking/showering).
• Short, strong airing: open windows and internal doors for 15 minutes daily to refresh indoor air.
• Heat evenly: avoid cold surfaces that attract condensation; health services suggest ~18°C by day, ≥15°C at night for prevention.
• Wipe moisture from windows and tiles; dry bathrooms after showers; spin laundry at high rpm and dry outside if possible.

If mould keeps returning despite proper ventilation and heating, it points to a building defect (bridging, leaks, failing damp proof course, thermal bridges). That typically shifts responsibility to the landlord and may qualify as a B or C defect for temporary rent reduction until properly repaired. See the Huurcommissie’s Defects Policy for categories and outcomes.

Legal Tip: Cleaners remove mould stains, not the cause. If structural damp remains, you can still seek rent reduction until the underlying issue is fixed (not merely painted over). The Huurcommissie’s policy clarifies how combined defects are assessed and the maximum temporary rent reduction that can be applied.

Noise and neighbour issues

Noise (“overlast”) is handled in stages: talk, mediate, escalate.

The ladder in Amsterdam

1. Talk early: discuss specific times/noises. Many disputes resolve with a practical schedule (e.g., rug under speakers; no drilling after 19:00).
2. Use neighbourhood mediation: BeterBuren offers free, impartial buurtbemiddeling. They mediate in all Amsterdam districts; referrals are common.
3. Involve your landlord/VvE: building managers can enforce house rules (e.g., quiet hours in internal regulations, carpet coverage in pre-war buildings).
4. Report persistent public noise (venues, boats, construction) to Gemeente Amsterdam; start at the city’s noise page and follow the “Melden” link for the correct channel. You can also phone the city’s central number 14 020.
5. Police (non-emergency): for acute, repeated disturbances outside office hours, call 0900-8844 (general Dutch police service line). Use sparingly and factually.

Pro Tip: Keep a noise log with dates, start/stop times, and witness notes. Short audio clips help managers (and, if needed, the Huurcommissie or a judge) understand what you’re experiencing.

Power, gas, and heating interruptions

• Smell gas or no power? Call the National Gas & Power outage number: 0800-9009 (free, 24/7). The call routes to your netbeheerder for immediate response.
• Inside-the-home issues (after the meter) are usually your or the landlord’s responsibility; network failures (before the meter) are the operator’s. The national line triages this.
• District heating (“stadsverwarming”): check your provider’s outage page and report faults. Keep screenshots and times; compensation rules are set in the Warmtewet (provider websites summarize the thresholds).

Legal Tip: For landlord-owned heating systems (e.g., your own boiler), persistent failure is a defect. After proper notice and access, you can request temporary rent reduction until heat and hot water are reliably restored.

Service costs after you move in (and how to challenge them)

Many renters only discover service-cost problems at year-end. Dutch law sets strict timelines and information duties for landlords.

Your rights and the landlord’s duties

• The landlord must provide a split-out annual statement (jaarafrekening) of actual service costs (plus utilities with individual meters) and how they were calculated. It must arrive within 6 months after the calendar year ends (usually by 30 June).
• If you disagree with the bill or the landlord fails to provide it, you can ask the Huurcommissie to assess the service costs. The Service Costs Policy and procedural chapter explain the rules, evidence, and timelines.
• You generally have up to 24 months from when the statement should have been provided to file with the Huurcommissie (widely recognized in practice; check their step-by-step page too).

Pro Tip: Ask for invoice inspection (inzage in facturen). You’re entitled to see underlying invoices for billed services. If the landlord won’t share them, mention this explicitly in your Huurcommissie request.

What belongs in service costs?

Allowed items often include: cleaning of common areas, lighting in halls, caretaker costs, gardening of shared spaces, glass-insurance (if agreed), lift maintenance, and utilities with individual meters (gas/water/electricity). Non-housing items (e.g., general property management overhead) are not service costs. Check the Beleidsboek Servicekosten for definitions and borderline cases.

Rent increases while you live there

Even in the private sector, annual rent increases are capped. For 2025 the government set:

• Free sector (vrije sector): max 4.1%.
• Mid-market (middenhuur): max 7.7% (applies to contracts started on/after 1 July 2024 in the points range for the mid-segment).
• Social sector: max 5.0% from 1 July 2025 (specific income-based rules may allow fixed-amount increases for higher incomes).

Check yours with a quick calculation

• If your home is free sector, the landlord’s proposed percentage must be ≤ 4.1%.
• If mid-market, ≤ 7.7%.
• If social, ≤ 5.0% (from 1 July 2025; different rules may apply based on income/previous rent).

Example: Current basic rent €1,500 (free sector) × 1.041 = €1,561.50 max from the effective date in 2025.

How to object (when and where)

• First, object to the landlord in writing using a model letter. If they reject it and you don’t withdraw, they must ask the Huurcommissie to assess the increase within 6 weeks of the proposed effective date. If they don’t, the increase generally cannot take effect. The Huurcommissie’s model objection letter explains this flow.
• Government guidance confirms: you may object to unlawful increases, and if agreement fails, the Huurcommissie decides.

Legal Tip: If you already have a temporary rent reduction due to defects, the landlord cannot apply an annual increase until the defect-based reduction ends. The Huurcommissie’s defects policy spells this out.

Practical tables you can use

1) Responsibilities snapshot (everyday vs structural)

Item/problem	Usually tenant (minor)	Usually landlord (structural/major)
Replace light bulbs, batteries, fuses	✅
Clear simple drain clogs, keep vents clean	✅
Clean/replace mechanical ventilation filters	✅
Boiler/CV breakdown, replacement of defective unit		✅
Roof leak, façade cracks, rising damp		✅
Broken exterior window due to wear/defect		✅
Persistent mould from building cause		✅
Paint over local condensation stain only	⚠️ temporary
Intercom in multi-unit building not working		✅

Based on Huurcommissie’s Beleidsboek Gebreken and inclusion of the Minor Repairs Decree as annex. For edge cases, check the policy notes and examples.

2) Common service costs (what to expect in your statement)

Cost category	Typical examples	Notes
Shared utilities	Hall lighting, lift power	Must be actuals, not flat guesses.
Cleaning/common areas	Stairwell, corridors	Contract/invoices should match frequency.
Garden/caretaker	Shared grounds, concierge	Only the housing-related share is allowed.
Lift & fire safety	Lift service, extinguishers	Safety checks are generally eligible.
Glass insurance	If agreed in contract	Check if double-insured elsewhere.
Individually metered utilities	Your gas/water/electricity	Must reconcile advance vs. actual annually.

The annual statement must be provided within 6 months after year-end with a split by cost type and the calculation method. You can ask the Huurcommissie to assess disputes, typically within 24 months of when the statement should have been sent.

3) Who to contact for what (Amsterdam)

Situation	First line	If unresolved / urgent
Repair in your home	Landlord/manager (email + photos)	Huurcommissie rent-reduction procedure for defects (keep log)
Noise from neighbours	Talk/house rules	BeterBuren mediation; report to Gemeente Amsterdam; police if acute.
Gas smell / power outage	—	0800-9009 (national line to the grid operator).
Dispute about service costs	Ask for invoices + corrected bill	File with Huurcommissie per Service-costs Policy.
Annual rent increase too high	Object to landlord (in writing)	Huurcommissie decides if no agreement; mind 6-week window.

Model messages you can adapt

Maintenance request (Dutch)

Onderwerp: Reparatieverzoek – [adres] – [probleem] Beste [verhuurder/beheerder], Op [datum] is [probleem] ontstaan. Zie bijgevoegde foto’s/video. Graag herstel binnen [7/14] dagen. Ik ben beschikbaar op [2–3 data/tijden] voor toegang. Alvast bedankt voor uw reactie en planning. Met vriendelijke groet, [naam], [telefoon]

Rent-increase objection (English)

Subject: Objection to proposed rent increase (effective [date]) Dear [landlord], I object to the proposed annual increase because it exceeds the statutory maximum for [free/mid/social] sector in 2025. Please confirm a corrected proposal. If we cannot agree, I will ask the Huurcommissie to assess. Kind regards, [name, address]

Legal Tip: The Huurcommissie’s model objection letter explains next steps and clarifies that the landlord must file at the Huurcommissie within 6 weeks of the proposed effective date if they disagree.

Handling specific, common problems

1) Heating or hot water failure in winter

• Within 24–48 hours is a reasonable repair time in cold weather.
• Email immediately with photos of thermostat/boiler codes; offer access windows.
• Provide a room-temperature log (e.g., 3 readings/day).
• If not fixed after notice and access, request temporary rent reduction (defect category often A/B depending on severity).

2) Mould around windows or in corners

• Apply the ventilation & heating tips for 2–3 weeks; take before/after photos.
• If it returns, ask the landlord to investigate structural causes (leaks, thermal bridges).
• If unresolved, use the Huurcommissie defects route to seek a temporary rent reduction until the cause (not just the stain) is fixed.

3) Excessive hallway noise in an older block

• Confirm house rules (e.g., carpet requirements).
• Log times and duration for two weeks.
• Ask the manager to enforce rules; request BeterBuren mediation if personal.
• For nightlife/public noise, report to the city via the noise portal or call 14 020.

4) Service-costs bill seems too high

• Ask for the split-out statement and invoices (if not already supplied).
• Compare to last year and your contract.
• If disagreement remains, file with the Huurcommissie; you typically have up to 24 months from when the statement should have been provided.

Safety & prevention at home

• Keep ventilation grills open and clean filters on mechanical systems regularly (part of minor upkeep).
• Use surge protectors for electronics; avoid overloading multi-plugs.
• Test smoke alarms monthly if present; replace batteries when needed (tenants often handle minor tasks even if the landlord installed the detector).
• Know where your main water valve and electricity breakers are; label them.

Pro Tip: In Dutch homes, “unfurnished” can mean no lights or curtains and sometimes no flooring. If you add laminate or carpet, you also add sound dampening, which helps with neighbour relations in older buildings.

How to use the Huurcommissie effectively

The Huurcommissie is an independent body that decides disputes about rent increases, service costs, and repairs/defects. They keep policy books updated twice a year that tell you exactly how they will assess a case. The June/July 2025 updates cover defects, service costs, and process rules.

Before you file:

• Ensure you notified the landlord and offered access.
• Gather clear evidence (photos, logs, statements, invoices).
• Use the right form/model letter from their site (e.g., for rent increases).

What to expect:

• The other party can respond; if they don’t, a request can be declared inadmissible for missing basics, so supply correct contact details and facts.
• The committee may visit or appoint an expert for on-site checks.
• The decision is binding (parties can still go to court, but most comply).

Regional and cultural insights (Amsterdam focus)

• Moisture + insulation: Amsterdam’s mix of pre-war brick buildings and highly insulated new builds makes ventilation discipline essential. Always crack vents; consider window sensors or humidity meters.
• Neighbour mediation norm: Amsterdam leans on BeterBuren for early conflict resolution; it’s common and free. Mediation looks better than jumping straight to enforcement.
• City reporting channels: For recurring street or venue noise, use the Gemeente Amsterdam portal rather than only calling police; the city tracks hotspots and can act administratively.
• Grid operator: Amsterdam’s grid operator is Liander; the national 0800-9009 routes to them automatically for outages and gas smells.

Common mistakes (and how to avoid them)

1. Only calling, not writing. Always send an email (or letter) describing the issue and a repair deadline. You need a written trail if you escalate.

2. Cleaning mould without fixing the cause. If mould returns quickly, it’s probably structural; keep evidence and escalate as a defect.

3. Waiting too long on service-costs disputes. The landlord must send the statement within 6 months after year-end. If not, act; your window to ask the Huurcommissie is usually 24 months from when it should have been sent.

4. Accepting an unlawful rent increase. In 2025, caps are 4.1% (free), 7.7% (mid), 5.0% (social from 1 July). Object before it takes effect and be ready to involve the Huurcommissie.

5. Ignoring emergency procedures. Gas smell or widespread outage? Call 0800-9009 immediately instead of only messaging your landlord.

Short, targeted checklists

A) Defect/repair checklist

• Photos/videos and a brief log
• Email to landlord with deadline + access windows
• Reminder if no action
• If still unresolved: Huurcommissie rent-reduction request with evidence and timeline.

B) Mould action plan

• Ventilate (roosters open, mechanical system on correct setting) and heat evenly
• Wipe moisture, clean affected areas; track humidity
• If it returns: landlord inspection request + deadline; escalate if needed.

C) Service costs dispute

• Ask for split-out statement + invoices
• Compare to contract/previous year
• File at Huurcommissie within 24 months if needed.

D) Rent-increase objection

• Check 2025 cap for your sector
• Send written objection (use model letter) before effective date
• If landlord disagrees, they must file at Huurcommissie within 6 weeks.

Callouts you should not skip

Scam Alert: Real landlords do not ask you to pay “inspection fees” or “appointment deposits” for repairs. For service costs, you must receive a detailed annual statement before any serious back-payment is due. Ask for invoices.

Legal Tip: If the Huurcommissie grants temporary rent reduction for a defect, the annual rent increase cannot be applied until the defect is resolved and the reduction ends. Keep that decision letter safe.

Pro Tip: If neighbour noise is chronic, use BeterBuren mediation before formal complaints—it often solves problems faster and preserves relationships.

Legal requirements in the Netherlands (high-impact rules you’ll use)

Area	Key rule (2025)	Where it comes from
Defects & rent reduction	Recognized defects (A/B/C) can justify temporary rent reduction until repair.	Huurcommissie Beleidsboek Gebreken (July 2025).
Annual rent increases	4.1% max (free sector), 7.7% (mid), 5.0% (social from 1 July 2025).	Government announcements & Q&A.
Service-costs statement	Landlord must provide a split-out statement within 6 months after year-end; tenant can dispute (often up to 24 months).	Huurcommissie Service-costs Policy & practice.
Outages & emergencies	Gas/power emergencies: 0800-9009 (national line to grid operator, 24/7).	Rijksoverheid / Netbeheer Nederland.

Example: making numbers work for you

Your landlord proposes a 6% increase for a private (free-sector) apartment in 2025. The legal cap is 4.1%.

• Current rent: €1,950
• Proposed: €2,067 (↑6%)
• Legal maximum: €1,950 × 1.041 = €2,029.95

Action: Send a written objection pointing out the cap and asking for a corrected proposal. If they refuse, the landlord must request a Huurcommissie ruling within 6 weeks of the proposed start date; otherwise the increase can’t proceed. Use the Huurcommissie model letter language.

When you need expert help

• Huurcommissie: neutral, low-cost forum for rent/defects/service-cost disputes; follow their policy books and forms.
• Gemeente Amsterdam (14 020): public noise, nuisance, local enforcement.
• Neighbour mediation (BeterBuren): free mediation across Amsterdam districts.

Pro Tip: Keep all communications polite and factual. Dutch institutions reward clarity and reasonableness. You’ll win cases faster with organized evidence and a constructive tone.

Key Takeaways

• A defect (gebrek) limits your normal use of the home. If the landlord doesn’t repair after notice and access, you can get a temporary rent reduction via the Huurcommissie until it’s fixed.
• For mould, combine ventilation & heating habits with structural diagnostics; persistent mould often indicates a landlord repair duty.
• Service costs must be itemized and delivered within 6 months of year-end; you can usually dispute them within 24 months of when they were due.
• Annual increases 2025: 4.1% free sector, 7.7% mid, 5.0% social (from 1 July). Object in writing; if no agreement, the Huurcommissie decides (and the landlord must file within 6 weeks).
• Emergencies: gas smell or power outage? Call 0800-9009 (24/7).