The Two-Step Exit Procedure
The end of a tenancy is governed by a formal inspection process to determine the state in which the tenant is leaving the property. This process is the basis for any potential deductions from the security deposit (waarborgsom). A professional and fair landlord will split this into two distinct events: the pre-inspection and the final inspection. Understanding the purpose and your rights in both is critical to ensuring a smooth move-out and the full return of your deposit.
The Pre-inspection (Voorinspectie or Vooroplevering)
The pre-inspection is arguably the most important step for protecting your deposit. It should take place approximately two weeks before your final move-out day, while you are still in the process of packing. During this inspection, the landlord or agent walks through the property with you and points out any issues that need to be rectified before you leave. This could include things like:
- Filling holes in the walls from pictures.
- Repainting a wall that you painted a different color.
- Repairing minor damage beyond normal wear and tear.
- Thoroughly cleaning specific areas.
The landlord should provide you with a written report detailing these 'action points'. The purpose of the pre-inspection is to give you a clear to-do list and a fair opportunity to fix these issues yourself, at your own expense and on your own time. This prevents any nasty surprises on your last day.
The Final Inspection (Eindinspectie or Eindoplevering)
The final inspection takes place on the very last day of your tenancy, when the property is empty and clean, and you are ready to hand over the keys. During this walk-through, the landlord will check the property against two documents: the initial check-in report from when you moved in, and the report from the pre-inspection. If you have resolved all the points noted during the pre-inspection, and no new damage has occurred, the property should be accepted. Both you and the landlord will sign the final inspection report (opleveringsrapport) to confirm the state of the property. This signed document, along with photos, is your proof that you returned the property in good condition, entitling you to a full refund of your deposit.
The Skeptical View: Insist on a Pre-inspection
A tenant has a right to a pre-inspection, but some landlords conveniently 'forget' to offer one. This is a major red flag. By skipping the pre-inspection, a landlord can present the tenant with a long list of alleged damages and defects on the final day, when it is too late for the tenant to do anything about them. The landlord then gets to deduct inflated repair costs from the deposit. A tenant should always proactively and formally request a pre-inspection in writing about a month before their lease ends. Refusal by the landlord to conduct one is a very bad sign.
