An Alternative to a Large Cash Outlay
A security deposit guarantee (depositogarantie or huurgarantie) is a service offered by third-party financial companies as an alternative to the traditional cash security deposit (waarborgsom). In the standard model, a tenant pays a large sum—typically one to three months' rent—which the landlord holds for the duration of the lease. For many tenants, this upfront cost is a significant financial barrier. A deposit guarantee aims to solve this by having the tenant pay a much smaller, non-refundable fee to a guarantee company. In return, that company provides the landlord with a guarantee certificate, promising to cover any valid claims for damages or unpaid rent up to the agreed deposit amount. It is, in essence, a form of insurance or a surety bond that replaces the need for a large cash deposit.
The Mechanics of the Guarantee
The process typically involves the tenant applying to the guarantee company, which performs a credit check. If approved, the tenant pays a fee. This is often a one-time fee of a few hundred euros, or it could be an annual premium that is a percentage of the total deposit amount. From the landlord's perspective, they have a certificate from a regulated company, which can feel more secure than managing a cash deposit themselves. If, at the end of the tenancy, the landlord wishes to make a claim, they submit it directly to the guarantee company with supporting evidence (e.g., the check-out report, invoices for repairs). The guarantee company assesses the claim's validity. If they approve it, they pay the landlord directly. The crucial final step is that the guarantee company then turns to the tenant to seek full reimbursement for the amount they paid out to the landlord.
The Skeptical View: Who Really Benefits?
While marketed as a tenant-friendly solution for cash flow problems, a security deposit guarantee is not a cost-saving measure in the long run. The critical difference is that a traditional cash deposit is refundable, whereas the fee paid for a guarantee is not. If you are a perfect tenant and leave the property in pristine condition, you get your full cash deposit back. With a guarantee, the fee you paid is gone forever. This service is a business, and the company's profit comes from these non-refundable fees.
Furthermore, it introduces a third party into the dispute resolution process. With a cash deposit, any disagreement over deductions is a direct negotiation between the tenant and the landlord, which can ultimately be settled in court. With a guarantee, the company's claims department becomes the initial arbiter. They may have their own standards for what constitutes a 'valid' claim, which may not align with the tenant's view, potentially putting the tenant in a weaker negotiating position. The tenant is still ultimately liable for the full cost of any damages; the guarantee simply changes who they have to pay back.
Acceptance and Availability
Despite the existence of several providers, deposit guarantees are not a mainstream or widely accepted practice in the Dutch rental market. Many private landlords and real estate agents are either unaware of them or are hesitant to accept them, preferring the simplicity and tangible security of a cash deposit. It is not a right that a tenant can demand. The use of a deposit guarantee is entirely dependent on the landlord's voluntary agreement to accept it as an alternative to the waarborgsom. Therefore, a tenant cannot rely on this option being available for every property they are interested in.
