Move-in Inspection

Documenting the Starting Point

The move-in inspection, known in Dutch as the inspectie bij aanvang van de huur or simply the oplevering, is a walkthrough of the property conducted at the very beginning of the tenancy. The tenant, along with the landlord or agent, inspects the entire property room by room to document its condition. The findings are recorded in an inspection report (inspectierapport or proces-verbaal van oplevering), which is then signed by both parties. This report should be a detailed snapshot of the property's state, noting any existing damage, defects, or issues, such as scratches on the floor, stains on the carpet, or appliances that are not working perfectly. The report is often accompanied by a large number of photographs or even a video.

Your Most Important Piece of Evidence

A tenant should treat the move-in inspection with the utmost seriousness, as it is arguably the most important process for protecting their security deposit (borg). According to Dutch law, if a detailed inspection report is not created and signed at the start of the tenancy, the legal presumption is that the tenant received the property in good condition. The burden of proof then falls on the landlord to prove that any damage found at the end of the lease was caused by the tenant. Conversely, if a report is signed, it becomes the baseline. The tenant is then legally required to return the property in the same condition as described in the report, minus normal wear and tear (normale slijtage). Landlords often rush this process or create a vague, superficial report. A skeptical tenant must be proactive: take your own, more detailed notes; take hundreds of time-stamped photos and a video of the entire property; and do not sign the report until you are satisfied that it accurately reflects all existing defects. A poorly conducted move-in inspection is a landlord's best tool for unjustly withholding a deposit at the end of the lease.