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
Landlords have a legal duty to respond to maintenance requests within a 'reasonable time', which varies from immediate for emergencies to several weeks for non-urgent issues.
Landlord Obligations
The minimum gross income a prospective tenant must earn to be considered for a rental property, a primary and often rigid screening tool used by landlords.
A decorative trim applied to the junction where the walls meet the ceiling, adding a classic, finished, and often elegant look to a room.
A high, arched, or angled ceiling that extends up towards the roofline, creating a dramatic sense of space, volume, and openness in a room.
A modern lighting system that can be controlled remotely via a smartphone app or smart home hub, offering convenience and customizable ambiances.
A luxury feature where speakers for a sound system are recessed into the ceilings or walls, offering a clean, integrated audio experience.
A housing model where residents collectively own and manage their own properties, a niche sector in the Netherlands that receives some government support for its creation.
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When a tenant reports a maintenance issue or defect (gebrek) that is not their own responsibility to fix, the landlord has a legal duty to respond and take action. This is a core part of the landlord's obligation to maintain the property and ensure the tenant's woongenot (quiet enjoyment of the home). This duty is not optional. However, the law does not specify a precise number of days or hours for the response; instead, it uses the flexible standard of a 'reasonable time' (redelijke termijn).
The definition of 'reasonable' is highly dependent on the severity and urgency of the problem. A tenant should not expect a broken kitchen cabinet handle to be fixed with the same urgency as a complete heating failure. Here's a general guide: Emergencies (Spoedgevallen): For critical issues like a major gas leak, a burst pipe, or a total loss of heating in winter, a reasonable response time is immediate (within a few hours). The landlord must have a 24/7 emergency contact for such events. Urgent Defects: For serious problems that affect the essential use of the home, such as a broken toilet, a non-functioning shower, or a serious roof leak, a response is expected within 1-2 business days, with a repair scheduled shortly thereafter. Non-Urgent Defects: For less critical issues like a dripping tap, a cracked window (that is not a security risk), or a malfunctioning appliance, a response within a few days and a repair within a few weeks can be considered reasonable. The skeptical reality is that many landlords will stretch the definition of 'reasonable' to its absolute limit, especially for non-urgent but annoying defects.
If your landlord is unresponsive, you have a clear escalation path. 1. Always report defects in writing (email) to create a dated record. 2. If there's no response, send a formal notice (ingebrekestelling) by registered mail, stating the problem and setting a final, reasonable deadline for the repair. 3. If the landlord still fails to act, you have powerful options: You can start a procedure at the Huurcommissie (Rent Tribunal), which can order the landlord to make the repair and can grant you a temporary rent reduction until it's done. In some cases, you may be able to have the repair done yourself and deduct the reasonable costs from the rent, but this is a risky step that should only be taken after seeking legal advice.