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
The landlord has a legal duty to fix major defects that are not the tenant's fault, while the tenant is responsible for minor, day-to-day repairs.
Landlord Obligations
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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The division of maintenance responsibilities between a landlord and a tenant is a classic source of conflict, fundamentally governed by the principle of onderhoudsplicht (maintenance duty). The law provides a clear, if sometimes debated, framework: the landlord is responsible for major upkeep and remedying significant defects, while the tenant handles minor, everyday maintenance. This split is officially detailed in the law, particularly in the 'Minor Repairs Decree' (Besluit kleine herstellingen), which provides a long list of what falls to whom. Arguing about whether a specific issue is 'major' or 'minor' is a time-honored tradition in Dutch rental relationships.
Generally, the landlord is responsible for the structural integrity and major systems of the property. Think of it as the 'bones' of the house. This includes, but is not limited to:
CV-ketel), plumbing, and electrical systems.The tenant's responsibility covers the small, inexpensive tasks that result from daily life. The 'Minor Repairs Decree' specifies tasks like:
The guiding principle is that if a repair is cheap and easy to do without specialist knowledge, it's likely the tenant's job.
If a landlord refuses to fix a serious defect, a tenant isn't powerless. The first step is always to notify the landlord formally in writing, giving them a reasonable deadline. If they still don't act, the tenant can escalate. For tenants in the regulated sector, the most powerful tool is to start a case with the Huurcommissie (Housing Tribunal). The Huurcommissie can inspect the property and, if they agree the defect is serious, they can rule to legally reduce the rent—sometimes by as much as 60%—until the landlord has fixed the problem. This creates a powerful financial incentive for the landlord to fulfill their onderhoudsplicht.