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 legal body comprising all apartment owners in a building, responsible for the management and maintenance of communal areas.
Legal Terms
The numbers on your utility meters, which must be recorded when moving in and out to ensure you only pay for your own usage.
A system that heats the entire property from a central boiler, the maintenance of which is a key landlord responsibility.
The official property valuation determined by the municipality for taxation purposes, which also influences the legal rent price.
A mandatory government-issued certificate that rates the energy efficiency of a property from A (very efficient) to G (very inefficient).
The official usable floor space of a property, measured in square meters according to specific national standards.
The legal Dutch term for a self-contained residential dwelling with its own private entrance and essential facilities.
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If you live in an apartment, you are part of a building that is collectively managed by a Vereniging van Eigenaars (VvE), or Owners' Association. Every apartment owner is automatically a legal member of the VvE for their building. This association is responsible for everything outside your private front door: the foundation, the roof, the facade, stairwells, elevators, and the building's central systems. The VvE holds meetings, votes on decisions, and collectively saves for future major maintenance through a mandatory reserve fund (reservefonds).
As a tenant, you are not a member of the VvE and cannot vote in its meetings. Your landlord, the apartment owner, is the member. However, you are directly and significantly affected by the VvE's performance. The house rules (huishoudelijk reglement) set by the VvE, covering things like noise, pets, and the use of common areas, are legally binding on you as a resident.
The health and activity level of the VvE is a critical indicator of the quality of your rental home. A well-run, active VvE (actieve VvE) with a healthy reserve fund will ensure that the building is properly maintained, clean, and safe. Major issues like a roof leak or a broken elevator will be dealt with promptly because the structure and funding are in place.
Conversely, a 'sleeping' or inactive VvE (slapende VvE) is a major red flag. It signals a lack of organization and funding, which almost always leads to deferred maintenance and a deteriorating building. Your landlord may be unable to fix major issues even if they want to, because they need the cooperation of the other owners. Before you rent, it is entirely reasonable to ask the landlord or agent about the status of the VvE. A landlord who is proud of being part of a well-managed VvE will be happy to confirm it.