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LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
Luntero
A formal claim made by a landlord against a tenant's security deposit to cover the cost of repairing damages to the property.
Legal Terms
A short-stay visa that allows travel within the Schengen Area for up to 90 days, which is entirely unsuitable for long-term renting.
A citizen of a European Union member state, who enjoys the right to freedom of movement and work within the Netherlands.
An internationally recognized form of certification that validates the authenticity of a public document for use in another country.
A legally valid translation of an official document performed by a translator who has been officially sworn in by a Dutch court.
The process of converting official documents from a foreign language into Dutch or English to make them understandable and acceptable for official procedures.
A person's record of managing debt and credit in a country other than the Netherlands, which is often difficult or impossible to verify for landlords.
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A schadeclaim, or damage claim, is the formal process through which a landlord seeks financial compensation from a tenant for alleged damages to the rental property. This almost always occurs at the end of the tenancy and is the primary reason for disputes over the return of the security deposit (borg). The landlord's claim is that the tenant has failed in their contractual obligation to return the property in the same condition as it was received, accounting for normal wear and tear. The schadeclaim is the landlord's attempt to quantify the cost of rectifying this alleged failure, with the intention of deducting that cost from the tenant's deposit.
The entire process hinges on evidence. A landlord cannot simply invent a figure and withhold the deposit. To make a successful and legally defensible schadeclaim, the landlord needs to prove three things. First, they must prove the initial condition of the property at the start of the tenancy, which is why a detailed, signed, and dated check-in report (inspectierapport) with photographs is essential. Second, they must prove the condition of the property at the end of the tenancy, documented in a final check-out report (eindinspectie), also signed by both parties. Third, if they deduct money, they must be able to substantiate the amount with invoices or legitimate quotes for the repairs. Without this chain of evidence, a landlord's claim is legally weak and can be successfully challenged by the tenant.
The most frequent source of conflict in a schadeclaim is the blurry line between 'damage' (schade) and 'normal wear and tear' (normale slijtage). A few scuff marks on the walls after living somewhere for three years is wear and tear. A large hole in the wall from a fist is damage. Faded curtains due to sunlight is wear and tear. A large red wine stain on the curtains is damage. Landlords, particularly those looking for an excuse to retain the deposit, will often try to classify wear and tear as damage. They might claim the tenant needs to pay for a full repaint of the apartment because of minor scuffs, when this is generally considered a cost of doing business for the landlord.
The tenant's best defense against an unfair schadeclaim is documentation. A copy of the co-signed check-in report is your shield. If an item is claimed as damaged, but it was already noted as being worn or scratched at check-in, the claim is invalid. Your own photographs from the move-in day can also be invaluable. If a landlord presents a schadeclaim, the tenant has the right to demand a detailed breakdown of the costs and copies of the invoices for the work done. A landlord cannot simply charge for their own time or use inflated quotes from friends. If the landlord's claim is unsubstantiated or unreasonable, the tenant can escalate the dispute to the Huurcommissie (if applicable) or a small claims court to demand the rightful return of their deposit.