Living as a Tenant: Maintenance, Service Charges, Rent Increases & Huurcommissie

Introduction

This chapter is your practical, legally accurate companion to everyday life as a tenant (huurder) in the Netherlands. We cover four pillars that determine your monthly costs and peace of mind:

• Maintenance: who fixes what, and when is a problem serious enough to reduce your rent?
• Service charges (servicekosten) and utilities: what’s allowed, what must be itemized, and how to check the math.
• Rent increases (huurverhoging): annual caps in the social, middle and free sectors, and what to do with a proposal you think is too high.
• The Huurcommissie (Dutch Rent Tribunal): when and how to use it to challenge rent, service charges or defects—and what the procedure costs.

Why this matters: misunderstanding these rules is expensive. Tenants overpay for unallowed service costs, accept unlawful rent increases, or live too long with defects they don’t have to tolerate. Mastering the basics protects your budget and gives you structured routes to solve disputes.

Legal Tip: Dutch housing rules are national, but several obligations now differ by rental segment (social, middle, free sector) since the Wet betaalbare huur (Affordable Rent Act). Municipalities can also enforce “good landlordship” rules locally. Always check both national law and your gemeente’s guidance.

How Dutch Rental Segments Work (2025)

From 1 July 2024/2025 reforms, the Netherlands recognizes three segments and binds many rules to them.

The segments at a glance

Segment	Typical contracts	How it’s defined	Key effects (2025)
Social (gereguleerd laag)	New & old contracts	Points (WWS). In 2025, the social rent limit is €900.07 (≈ ≤ 143 points for self-contained units).	Max annual increases set by law (see table). Points cap the maximum rent.
Middle (gereguleerd midden)**	Contracts from 1 July 2024	Either WWS score in mid-band (roughly 144–187 points) or beginning rent between published middle-segment thresholds (2025: €900.07–€1,184.82).	Annual increase capped (2025: 7.7% max). Points cap the maximum rent.
Free (geliberaliseerd / vrij)**	Mostly older contracts that started above the liberalisation threshold	Not governed by points for the rent level itself; annual increase cap still applies by law.	Annual increase cap (2025: 4.1% max). No points-based max rent, but other rules still apply (e.g., service costs, maintenance).

Notes

1. Threshold amounts and point totals are updated periodically; always check the current Huurcommissie “point grid” (Bijlage 5). In 2025 the social limit is €900.07; the liberalisation threshold is €1,184.82, corresponding to ~143–186 points for self-contained units.
2. From 1 January 2025 landlords must include a points print-out (WWS) with every new contract, even if the home ends up in the free sector.

Maintenance: Who Fixes What?

Under Dutch law, landlords must ensure the dwelling is suitable for use as a home and keep it that way. Tenants are responsible for small day-to-day repairs and minor maintenance. The split is governed by the Civil Code (Boek 7 BW) and the Besluit kleine herstellingen (Decree on Minor Repairs).

Landlord responsibilities (high level)

• Structural elements and major installations: roof, façade, windows (structural), central heating boiler, plumbing and electrical systems, serious leaks, rot, major damp issues, and safety defects.
• Ensuring the home meets basic habitability and safety standards. (Basis: landlord’s duty to provide good rental condition; tenant only owes “small repairs.”)

Tenant responsibilities (small repairs)

The Besluit kleine herstellingen lists examples that are always small repairs—and thus for the tenant. Typical items include: repainting/wallpapering interiors; filling small cracks and holes; tightening hinges; replacing door handles, window latches, plugs/sockets covers; descaling taps; keeping drains clear; replacing light bulbs, smoke detector batteries; and bleeding/r efilling the heating system water.

Pro Tip: Many landlords sell a “service subscription” to handle small repairs. That’s optional; it doesn’t change the legal split, just who executes and how you pay. Check what’s included and whether the monthly fee beats paying ad-hoc.

When defects justify a rent reduction

If serious defects arise—and the landlord doesn’t solve them—you can ask the Huurcommissie to temporarily reduce the rent until the defect is remedied. The Huurcommissie uses a defect list with categories (minor to severe) to decide if the rent should go down and by how much.

Scam Alert: Landlords cannot pass small repairs (that legally belong to the tenant) back to you again via service charges. If a cost isn’t your small repair and isn’t on the allowed service cost list, challenge it.

Service Charges & Utilities: What’s Allowed and How to Check

Servicekosten are payments on top of net rent (kale huur) for services related to living in the building (e.g., cleaning common areas, caretaker, communal lighting, furniture, glass insurance) and sometimes (re)charging of utilities. Landlords must inform you about these costs at the start of the tenancy and provide a yearly statement.

What qualifies as service costs?

• Typical items: cleaning and electricity in common areas, caretaker (huismeester), garden maintenance, small items of furniture/equipment, glass insurance, admin costs attached to service costs.
• Utilities: Gas/water/electricity are usually separate (unless all-in); where communal, actual costs are divided fairly.
• A yearly overview must be provided no later than 1 July for the preceding year, with underlying calculation basis, and you can ask to inspect invoices.

As of 2025, the government is tightening and clarifying what may be charged as service costs to reduce disputes; a more precise list and stronger Huurcommissie oversight are part of that modernisation drive.

Legal Tip: If your building has district heating (stadsverwarming), suppliers may not charge above ACM’s annual maximum tariffs. Compare your heating bill with ACM’s published maxima for the year.

All-in rent? Split it.

Paying one “all-in” price (rent + service + utilities together) is problematic because it hides whether the rent itself is lawful. You can propose a split to the landlord; if they refuse or ignore your request, you can ask the Huurcommissie to split it. The Huurcommissie expects the net rent to be ≥ 55% and the service/utilities advance to be ≥ 25% of the all-in price (the remaining 20% reflects an automatic reduction effect). Deadlines apply; follow the Huurcommissie’s process precisely.

Worked example (all-in → split)

Suppose you pay €1,200 all-in per month. A reasonable split proposal could be:

• Net rent: €660 (55% of €1,200)
• Service/utilities advance: €300 (25% of €1,200)
• Total after split: €960 (20% lower than the all-in), before any further reduction if the net rent exceeds the points cap.

Pro Tip: After splitting, run the Huurprijscheck (official WWS calculator) to see if the new net rent is still above the legal maximum for your home’s points; if so, you can request an additional rent reduction.

Annual service charge settlement: your checklist

1. By 1 July, receive a yearly overview of all service and utility costs for the previous year.
2. Review the items (allowed or not?), the period, and the allocation key (only your share?).
3. Ask your landlord for invoices/proof if something looks off. You have the right to see them.
4. If you disagree, write to the landlord. If unresolved, you can bring the dispute to the Huurcommissie (rules vary by contract date and segment; see below).

Scam Alert: Taxes and levies like municipal waste tax or water board levies are not your service costs. Nor is vacancy loss. If you find them on your statement, challenge them.

Rent Increases in 2025: Exact Caps and How to Verify

Annual rent increases are not free-for-all. The maximum depends on your segment and is reset each year by law.

2025 maximum rent increase (summary)

Segment	Period (2025)	Max increase	Notes
Social	From 1 July 2025	5% if current net rent ≥ €350; €25 if current net rent < €350. Income-dependent higher caps apply to higher-income households (€50/€100 flat increase for certain bands), but never above the WWS maximum.
Middle	1 Jan–1 Jan 2025	7.7% max (equal to 2023–2024 wage growth + 1 pp). Also cannot exceed the WWS rent cap for the home’s points.
Free	1 Jan–1 Jan 2025	4.1% max (lowest of CPI or wage growth + 1 pp). Cap valid until 1 May 2029 under the temporary law.

Quick calculation examples

• Free sector: Current rent €1,500 → max 2025 increase 4.1% → €1,561.50.
• Middle: Current rent €1,050 → max 7.7% → €1,130.85, plus it must remain ≤ the WWS maximum for the points.
• Social: Current rent €340 → landlord may propose €25 (special rule for very low rents). Above €350, the general 5% cap applies, subject to income-dependent rules.

Legal Tip: Even after a lawful percentage increase, social and middle segment rents cannot exceed the points-based maximum (WWS) for the dwelling. Use the Huurprijscheck to verify.

What to Do When You Receive a Rent Increase Proposal

1. Identify your segment (social, middle, free). Check your starting rent and WWS points if needed.
2. Check the cap for 2025 against the proposal (see previous table).
3. Social & middle: Run the Huurprijscheck to ensure the new rent stays within the WWS maximum.
4. Income-based social increases: Verify the income bands and flat increase rules in the official overview. If incorrect, object.
5. If the landlord’s proposal exceeds the cap or WWS maximum, object in writing and, if unresolved, file with the Huurcommissie.

Pro Tip: Some large landlords include a “contact us first” instruction. Do it—then keep records. The Huurcommissie will ask for proof that you tried to resolve it amicably.

Deposits (Borg): The 2-Month Rule & Returning Your Money

As of 2023 reforms carried forward, deposits are capped nationally at 2 months’ rent for new tenancies. Landlords must be transparent about the amount and conditions and return the deposit within 14 days after move-out (deductions allowed only with proof). For older contracts, case law historically allowed max 3 months, but the current Wet goed verhuurderschap norms and municipal enforcement push toward 2 months and timely return. Always check your municipality’s guidance.

Scam Alert: “Cleaning fees” or “reletting fees” silently deducted from your deposit without invoices are a red flag. Challenge the deduction and request proof; escalate if needed.

Using the Huurcommissie: When, How & What It Costs

The Huurcommissie is an independent public body that decides on many rent disputes. You can use it for rent price issues (mostly social/middle; special rules for free sector), service charges (all segments for post-1 July 2024 contracts), rent increases, and defects (temporary rent reduction).

2025 application fees (leges)

• Tenant applications: €25 (non-refundable, but if you win, the landlord usually has to reimburse this).
• Landlord applications: standard €450; for certain free-sector rent advice cases: landlord €500, tenant €25. (See leges policy, Jan 2025.)

Legal Tip: Huurcommissie outcomes are typically binding unless a party brings the matter to the kantonrechter (district court) within the legal time window.

What cases can go to the Huurcommissie (2025)

• Service charges & utilities: All segments for contracts signed on/after 1 July 2024. Older free-sector contracts may be limited to advice unless both parties consent.
• Rent increases: annual caps and income-based increases (social), mid-segment caps, and free-sector cap compliance.
• Rent price reasonableness: social/middle by points; special transitional routes exist—check current Huurcommissie guidance.
• Defects (gebreken): temporary rent reductions until the landlord fixes serious defects.
• All-in split: both rooms and self-contained dwellings.

Step-by-step: Disputing service charges (most common)

1. Ask for the annual statement (if not received by 1 July). Request underlying invoices.
2. Write an objection to your landlord (identify items, amounts, reasons). Keep proof.
3. File with the Huurcommissie if unresolved. Use the correct form and include the statement, your objection letter, invoices (if provided), and your calculation. Pay the €25 fee.
4. Investigation/hearing: A case officer may visit or request more evidence. There can be a (remote) hearing. Follow deadlines closely.
5. Decision: The Huurcommissie sets the correct amount and orders refunds or back-payments. If either party disagrees, they may go to the kantonrechter within the statutory period.

Pro Tip: Many tenants win partial refunds because landlords forget to provide proof of actual costs or charge non-eligible items (e.g., municipal taxes). Keep your paperwork organized.

Tables You Can Use

A) Responsibility checklist (common items)

Item / Issue	Who pays?	Why
Replace light bulbs, smoke detector batteries	Tenant	Minor (“small repair”) under Besluit kleine herstellingen.
Bleeding/refilling heating system water	Tenant	Listed as a small repair.
Boiler failure / central heating installation repair	Landlord	Major installation—beyond small repairs.
Structural leaks, rotten window frames	Landlord	Structural, habitability issue.
Deep cleaning of common areas	Tenant (via service costs)	Allowed service cost if agreed and itemized.
Repainting interior walls	Tenant	Small repair/decoration unless caused by landlord’s failure (e.g., leak).

B) Legal limits & deadlines (2025)

Topic	Rule (2025)	Source
Deposit cap	Max 2 months’ rent for new tenancies; return within 14 days after move-out (with proof for deductions).	Rijksoverheid/Volkshuisvesting guidance on Wet goed verhuurderschap.
Service charge statement	Annual statement by 1 July for prior year; tenants can inspect invoices.	Rijksoverheid (FAQ).
Rent increase—social	From 1 July 2025: 5% (≥ €350 rent) or €25 flat (< €350); higher-income bands €50/€100.	Rijksoverheid + Huurcommissie infographic.
Rent increase—middle	7.7% max (1 Jan 2025–1 Jan 2026), and must stay ≤ WWS max.	Rijksoverheid.
Rent increase—free	4.1% max (1 Jan 2025–1 Jan 2026); temporary cap runs until 1 May 2029.	Rijksoverheid.
Points print-out	Mandatory with every new tenancy from 1 Jan 2025.	Huurcommissie news.

C) Segments & thresholds (self-contained dwellings)

2025 Thresholds	Value	WWS points (approx.)
Social/middle cut-off	€900.07 monthly rent	≈143 points
Free sector threshold (liberalisation)	€1,184.82 monthly rent	≈186 points
Max rent per points	Use Bijlage 5 table to map points → rent.	Huurcommissie.

Practical Price & Cost Context (2025)

• Market rents in the unregulated (free) sector rose significantly in early/mid-2025; Pararius reports a 7.9% YoY rise per m² in Q2 and a national average monthly rent around €1,780 in Q1 reports—pressure is highest in major cities. These are market figures; legal caps still apply to increases.
• Service costs vary widely. For a typical apartment with shared stairwell and lift, expect recurring items like cleaning, communal electricity, lift maintenance, and possibly a caretaker fee, plus admin costs. Only actual, reasonable costs are chargeable; furniture or appliance packages must be specified.
• District heating customers should compare their contract to ACM’s annual maximum tariffs. If your supplier exceeds those, raise it.

Pro Tip: When comparing listings, distinguish bare (kaal), unfurnished (gestoffeerd: usually with flooring/curtains), and furnished (gemeubileerd). In the Netherlands, “unfurnished” often means no flooring or light fixtures—budget for setup. (This is custom, not law; check the inventory list.)

City & Regional Nuances You Should Know

• Municipal enforcement: The Wet goed verhuurderschap empowers municipalities to monitor and sanction poor landlord practices. Some cities (e.g., parts of Rotterdam) operate landlord permit schemes in targeted areas; Amsterdam enforces rules but decided not to roll out a general permit city-wide. Always check your gemeente for local enforcement and reporting channels.
• Language & documentation: Official documents are often in Dutch. The Rijksoverheid has multilingual brochures explaining good landlordship protections (including English, Polish, Spanish, etc.).

How to Challenge Unfair Costs or Defects: Two Short Guides

A) Challenging a rent increase

1. Confirm your segment and cap (see tables).
2. Calculate the proposed % or € change; if free sector, ensure ≤ 4.1%; if middle, ≤ 7.7% and still ≤ WWS cap; if social, follow the 5% / €25 + income-band rules.
3. Write to the landlord with your calculation.
4. File with the Huurcommissie if unresolved; attach proof. Pay €25.

B) Challenging service charges

1. Ask for/inspect the annual statement (by 1 July).
2. Mark disputed items (e.g., taxes, vague admin fees, costs above ACM heat maxima).
3. Write an objection to the landlord with evidence.
4. If unresolved, file with the Huurcommissie (scope covers all segments for contracts signed on/after 1 July 2024).

Pro Tip: Keep copies of everything—emails, invoices, photos, meter readings, and any maintenance reports. Organized evidence speeds up the Huurcommissie’s assessment.

Example Calculations You Can Reuse

1) Free-sector rent increase (2025 cap)

• Current rent: €1,450
• Cap: 4.1% → max increase €59.45 → new rent €1,509.45. If your contract ties increases to CPI only, and CPI < 4.1%, use the contractual lower % instead.

2) Middle-segment increase (points-guarded)

• Current rent: €1,020
• Max %: 7.7% → €78.54 → €1,098.54
• But: if the home’s WWS maximum is €1,080, the lawful new rent is €1,080, not €1,098.54. Always check points.

3) Annual service cost reconciliation (hypothetical)

• Advances paid (Jan–Dec): €90/month → €1,080
• Actual costs: cleaning €400, communal electricity €220, caretaker €300, admin €60 → €980
• Refund due: €100 (landlord should credit you). Make sure these items are eligible and reasonable, and ask to see invoices if amounts seem high.

4) District heating check (hypothetical)

• Fixed charge billed: €350/year
• Variable charge: €30/GJ × 28 GJ = €840
• Total: €1,190 Compare to the ACM maxima for the year. If the supplier’s rates exceed the maxima, raise it.

Common Mistakes (and How to Avoid Them)

• Accepting an all-in rent without asking for a split. You may be overpaying and lose clarity on service costs. Use the 55%/25% rule as your proposal.
• Not checking the WWS before accepting a middle or social rent increase—your points cap might already be reached.
• Assuming free sector means unlimited: increases are still capped (4.1% in 2025).
• Paying service costs without a statement or without invoices. You are entitled to a statement by 1 July and to see supporting documents.
• Letting defects linger: serious issues can justify temporary rent reductions until fixed.
• Ignoring deposit rules: deposits above 2 months or late returns can be challenged.

Quick Reference: Where to Check & File

• Rent caps & WWS calculator: Huurcommissie (Huurprijscheck), WWS tables (Bijlage 5).
• Annual rent increase caps: Rijksoverheid (2025 overview).
• Service costs policy: Huurcommissie Beleidsboek Servicekosten (2025).
• Minor repairs list: Besluit kleine herstellingen (official list).
• District heating maxima: ACM.
• Good landlordship (deposits, conduct, municipal enforcement): Volkshuisvesting / Rijksoverheid brochure.
• File a case: Huurcommissie (application, process rules, fees).

Appendix: Segment Differences (2025)

Feature	Social	Middle	Free
WWS maximum rent	Yes	Yes	No (only increase cap)
Annual increase cap	Yes (5% or €25; + income rules)	7.7%	4.1%
Points print-out with new contracts	Required	Required	Required (from 1 Jan 2025)
Huurcommissie service cost disputes	Yes	Yes	Yes for contracts from 1 July 2024; older contracts often “advice” only unless agreed.
Deposit cap	2 months (national norm, municipal enforcement)	2 months	2 months
Defects → rent reduction	Yes	Yes	Yes

Sources: Rijksoverheid, Huurcommissie (see citations throughout).

Cultural & Practical Notes for Expats

• Unfurnished ≠ move-in ready: “Unfurnished” listings often lack flooring and light fixtures. Budget €1,000–€3,000 for basic materials and installation depending on size and quality (market estimate; check with your landlord for what stays).
• Income checks: It’s common for agencies to apply income multiples (e.g., 3–4× monthly rent gross). It’s not law, but wide practice.
• Communication: Keep everything in writing (English is usually fine; official bodies may require Dutch forms). Save emails, photos, forms, and receipts.

Legal Requirements in the Netherlands (Snapshot 2025)

Requirement	Description	Source
Annual rent increase	Social: 5% or €25 (< €350 rent) + income bands; Middle: 7.7%; Free: 4.1%.	Rijksoverheid / Huurcommissie.
Service cost statement	Landlord must provide by 1 July each year; tenant may inspect invoices.	Rijksoverheid.
All-in rent	Tenant can request split; Huurcommissie uses 55%/25% rule for net rent / advance.	Huurcommissie.
Minor repairs	Tenant pays for small day-to-day items per Besluit kleine herstellingen.	wetten.nl / Huurcommissie.
Deposit cap	Max 2 months rent; return within 14 days after move-out (proof for deductions).	Volkshuisvesting / Rijksoverheid.
Points print-out	Mandatory with all new contracts from 1 Jan 2025.	Huurcommissie.

How the Huurcommissie Process Feels (in practice)

• Filing is online; ensure your documents are complete to prevent delays. The Huurcommissie follows a process regulation (procesreglement) covering submissions, evidence, site visits, and hearings.
• Timeline depends on case complexity and volume. While there’s no guaranteed duration, expect several months and stay responsive to document requests. (See the Huurcommissie’s process and policy pages.)
• Outcome: A written decision that both parties must follow, unless a party lodges a court case within the legal window.

Frequently Asked “Tricky Situations”

Q: My landlord won’t repair a serious damp problem. What can I do? A: Put the request in writing, give a reasonable deadline, and document the issue (photos, humidity readings). If not fixed, ask the Huurcommissie for a temporary rent reduction under the defects policy until it’s resolved.

Q: The caretaker fee seems huge. A: Caretaker (huismeester) costs are allowed service costs if a caretaker genuinely works for the building (hours, tasks). Ask for the contract/scope and cost split. If proof is missing or the allocation is unfair, dispute via the Huurcommissie.

Q: My free-sector landlord proposed 6% increase in 2025. A: Over the cap. Free-sector increases are 4.1% max for 2025 (unless your contract specifies a lower mechanism). Object and, if needed, file with the Huurcommissie.

Q: I moved into a “unfurnished” apartment with bare concrete floors. Is that normal? A: Common in NL. It’s not unlawful, but it should be clear in the listing and check-in report. Consider negotiating a flooring allowance or rent adjustment if you’re installing at your own cost.

Key Takeaways

• Know your segment (social, middle, free). Caps and rights differ. Always verify rent proposals against the 2025 caps and the WWS maximum where applicable.
• Service costs must be transparent: annual statement by 1 July, real costs only, invoices on request. Challenge taxes or vague fees.
• All-in rent? Split it using the 55%/25% rule and then check the points cap.
• Maintenance split: small, routine items are the tenant’s; structural and major system issues are the landlord’s. Use the Besluit kleine herstellingen list.
• Deposit: max 2 months; timely, evidenced return required. Challenge unfair deductions.
• Huurcommissie works: €25 to file as a tenant; decisions are binding unless taken to court. Use it for rent increases, service costs, defects, and (where eligible) rent reasonableness.

Sources & Official References (selected)

• Rijksoverheid: 2025 rent increase caps; service cost overview and annual statement deadline.
• Huurcommissie: WWS thresholds & Bijlage 5; Huurprijscheck; all-in splitting; service cost policy; process regulation; 2025 leges.
• Volkshuisvesting/Rijksoverheid: Good Landlordship (deposits, conduct, municipal enforcement).
• ACM: District heating maximum tariffs.
• Pararius: 2025 market context for free-sector rents.