LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
Luntero
A rental price that bundles the basic rent with an advance payment for services like energy, water, or cleaning.
Rental Costs
The term 'corporatiebelang' refers to the collective public and social interests that a Dutch housing corporation is legally mandated to serve.
The term 'woningbouwcorporatie' is a slightly more specific but largely interchangeable term for a housing corporation, emphasizing their role in building new homes.
The 'verzwaarde puntentelling' is a special, more generous points calculation for designated monumental properties, allowing for higher legal rents to compensate for high maintenance costs.
The term 'huursubsidie' is the old, now-obsolete name for the Dutch housing allowance; the correct modern term is 'huurtoeslag'.
Rent regulation, or 'huurnormering', refers to the body of Dutch laws and rules that govern rent prices and annual increases, primarily within the regulated housing sector.
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The phrase inclusief servicekosten means that the monthly payment you make to the landlord includes not just the kale huur (basic rent) but also a pre-payment for various services and utilities. These servicekosten can cover a wide range of items, and the rental contract must specify exactly what they are for. Common examples include:
On the surface, an 'inclusive' price can seem convenient, simplifying budgeting by combining multiple housing costs into a single monthly payment. However, this convenience can come at the cost of transparency and can sometimes be a mask for unlawful practices. A true 'all-in' rent, where one single price is quoted with no breakdown between basic rent and service costs, is legally problematic in the Netherlands. The law requires these two components to be separated to protect the tenant's rights.
Eindafrekening)The most critical thing to understand about servicekosten is that your monthly payment is merely an advance (voorschot). The landlord is not allowed to make a profit on these services. Therefore, the law mandates that the landlord must provide you with a detailed, itemized annual settlement (eindafrekening) of the actual costs, usually within six months of the end of the calendar year (i.e., by June 30th). This settlement must show the real costs incurred, supported by invoices and meter readings. If your advance payments (voorschotten) were more than the actual costs, the landlord must refund you the difference. If the actual costs were higher, you will have to pay the additional amount.
This is a powerful tenant right, but it is one that requires vigilance. Some landlords, either through disorganization or deliberate intent, 'forget' to provide this annual settlement. If they don't, and you suspect you have been overpaying, you can take action through the Huurcommissie or the courts to compel them to provide the breakdown and issue a refund. A skeptical tenant should be very wary of any rental contract that is advertised as 'all-inclusive' without making it clear that the service cost component is an advance subject to annual settlement. This could be a red flag that the landlord is attempting to circumvent the rules, potentially by obscuring a kale huur that should fall within the regulated sector or by simply profiting from inflated service charges.