A Legally Mandated Timeline
For many years, the timeline for the return of the security deposit (borg) was vaguely defined as a 'reasonable period', which led to landlords holding onto tenants' money for months without justification. To combat this, the Wet goed verhuurderschap (Good Landlordship Act) introduced a strict, legally binding timeline for all new rental agreements entered into after July 1, 2023. Landlords who fail to adhere to this timeline are in direct violation of the law and can be reported to the municipality.
The 14-Day and 30-Day Rules
The law sets out two clear scenarios and deadlines: 1. The 14-Day Rule (No Deductions): If the tenant has left the property in good condition and there are no rent arrears or other outstanding costs, the landlord must refund the full security deposit within 14 days of the termination of the rental agreement (the official end date of the contract). 2. The 30-Day Rule (With Deductions): If the landlord intends to make deductions from the deposit to cover the costs of damages or arrears, they have a maximum of 30 days from the end of the contract to settle the matter. Within this 30-day period, they must provide the tenant with a full, itemized breakdown of the costs (including copies of invoices for repairs) and refund the remaining balance of the deposit. A landlord cannot simply state they are keeping the deposit; they must provide detailed proof justifying every euro deducted.
What to Do if the Landlord is Late
If your landlord fails to meet these legal deadlines, you have several courses of action. The first step is to send the landlord a formal written demand (ingebrekestelling), preferably by registered mail, reminding them of their legal obligation and giving them a final, short deadline (e.g., 7 days) to pay. If they still fail to pay, you can start a legal collection procedure, or report them to your municipality's new landlord misconduct hotline (meldpunt). The law has significantly strengthened the tenant's position, making it much easier to hold a negligent landlord accountable for the timely return of your deposit.
