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 Waarborgsom is a security deposit paid by the tenant, which is now strictly regulated in the Netherlands to prevent landlords from unfairly withholding funds.
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 security deposit, or waarborgsom, has long been one of the most contentious parts of renting in the Netherlands. Historically, it was a legal grey area, a 'wild west' where landlords could demand excessive amounts and invent flimsy reasons to withhold the tenant's money upon move-out. Tales of deposits being kept to cover a few scuff marks or a single dusty shelf were commonplace. However, the introduction of the Good Landlordship Act (Wet goed verhuurderschap) on July 1, 2023, has dramatically changed the landscape, imposing strict, clear rules on how security deposits are handled. While this law is a significant step forward for tenant rights, its effectiveness still relies on tenants knowing these rights and being prepared to enforce them.
This new legislation was created specifically to curb the widespread abuse of the deposit system. It shifts the power dynamic significantly. Before, the tenant practically had to prove they didn't cause damage to get their money back. Now, the burden of proof rests squarely on the landlord to justify every single euro they wish to deduct. This change is monumental, but it's not a magic wand. Unscrupulous landlords may still try to flout the rules, betting that tenants—especially expats or those unfamiliar with the system—won't challenge them.
For any rental agreement signed on or after July 1, 2023, a new set of legally binding rules applies. Understanding these is critical for any tenant.
Even with these new rules, disputes are inevitable. A tenant's best defense is meticulous documentation. Always insist on a comprehensive check-in report (opleveringsrapport) with detailed photos and descriptions at the start of the tenancy, and do the same at check-out. If a landlord unfairly withholds your deposit, your first step is to send them a formal letter (ingebrekestelling) demanding repayment and citing the new law. If they refuse, you can file a complaint with your local municipality's rental support hotline (meldpunt) or, as a final resort, take the case to the sub-district court (kantonrechter). The threat of formal action is often enough to make a non-compliant landlord return the funds.