Ending a Tenancy and Moving Out

Introduction

This chapter explains how to end a rental agreement in the Netherlands the right way—from giving valid notice to handing over the keys, documenting the property’s condition, settling utilities and service charges, and getting your deposit (waarborgsom) back fast. If you skip steps or rely on hearsay, you risk extra rent, cleaning or repair claims, or a delayed deposit refund. Understanding Dutch rules and customs—including pre- and final inspections, BRP registration, and Huurcommissie procedures—will save you time, money, and stress. Where relevant, we point out local quirks and city variations, and we link to official sources.

About Luntero Luntero is a Dutch rental platform. Besides listings, we publish rental news, a glossary of Dutch housing terms, and expert handbooks like this one—written to be used online or downloaded as a PDF/EPUB guide you can take to viewings and inspections.

How Tenancies End in the Netherlands

In Dutch law, a tenancy (huur) ends by notice (opzegging) or by agreement. The method and timing depend on the type of lease (indefinite vs temporary), who ends it (tenant vs landlord), and whether any special statutory grounds apply. Tenants can always terminate with notice; landlords can only terminate on strict legal grounds.

Indefinite vs. Temporary Contracts

• Indefinite contracts (onbepaalde tijd) are the norm. Tenants may give notice; landlords need a legal ground (e.g., urgent own use, demolition/major renovation with rehousing, or serious breach).
• Temporary contracts: Since 1 July 2024, the Fixed Rental Contracts Act (Wet vaste huurcontracten) made open-ended leases the default and limited when temporary residential contracts can still be used. If you have a valid temporary lease under the exceptions, check your contract for end dates and your right to give notice.

Legal Tip Tenant notice period: minimum one month, maximum three months. Contract terms giving the tenant a longer notice are not enforceable. Send notice to all registered landlords and—if applicable—both spouses/partners listed as tenant. Use registered post (aangetekende brief) or bailiff service for proof.

Giving Notice (Opzeggen): Step-by-Step

Follow this checklist to end your tenancy cleanly and on time.

1. Check your lease type and dates. Confirm if your contract is indefinite or temporary, and when notice can take effect. For indefinite tenancies, tenant notice is ≥ 1 month and ≤ 3 months.
2. Write a formal notice letter. Include your address, the contract start date, and the termination date (observing the notice period). Send it registered and keep the proof. Email is fine only if your contract allows it.
3. Ask for a pre-inspection (voorinspectie). It’s not strictly mandatory in law, but it’s standard practice and protects both sides. The property’s initial description (staat/beschrijving) and inspections determine which repairs are yours versus normal wear. Without a proper initial description, the law presumes you return the home in the same state you received it—shifting the burden to the landlord.
4. Book your move-out (eindinspectie) and key handover. Agree the final date and time in writing. Bring the meter readings and your IBAN for deposit refund.
5. Plan cleaning and minor repairs early. Dutch practice expects a clean, empty, and damage-free home, with walls and holes tidied unless the contract says otherwise. See “Return Condition” below.
6. Update BRP (address registration). You must report your new address to the municipality from 4 weeks before to no later than 5 days after moving. If emigrating, deregister within 5 days before departure. Fines can apply if you don’t.
7. Close out utilities and service providers. Give final meter readings to energy/water providers promptly to avoid estimated bills and to ensure the account ends on move-out.
8. Service cost settlement. Landlords must provide the annual service-cost statement by 30 June following the calendar year, and reconcile advances with actuals. Dispute via the Huurcommissie if needed (see later).
9. Deposit refund. Since 1 July 2023, deposits for new contracts are capped at two months’ basic rent, and the landlord must refund within 14 days after the tenancy ends (or within 30 days if deducting permitted items: arrears, service costs, tenant-caused damage, EPV).

Pro Tip Put all key dates (notice sent, inspections, BRP change, utility closeout) on a simple timeline. Luntero’s glossary explains BRP, EPV, servicekosten, and opzegtermijn in plain language—handy when dealing with English-Dutch jargon.

Return Condition (Oplevering): What “Clean & Original State” Really Means

Dutch law says you must return the home in the state described at the start, minus normal wear and tear and approved changes. If there was no initial description, the law presumes you return it as you received it—a powerful protection for tenants.

• Normal wear is not chargeable. Faded paint, minor scuffs, or age-related decline are for the landlord.
• Tenant-caused damage (e.g., broken tiles, pet damage, burns) can be charged at cost; courts tend to reject excessive hourly rates or “new-for-old” upgrades.
• Pre-inspection (voorinspectie): not an absolute legal obligation, but best practice. If the landlord skips a meaningful pre-inspection or lacks an initial description, later claims can be limited in court.

Typical Tenant Tasks Before the Final Inspection

• Fill picture-hook holes and touch up (as per contract).
• Remove all personal items and waste (check your gemeente for bulky-waste procedures).
• Deep clean kitchen, bathroom, floors, windows (inside), and remove limescale.
• Undo non-approved alterations (e.g., extra walls, fixtures) unless you have written permission to leave them.
• Floors & lights: in the Netherlands, “unfurnished” often means no flooring or light fixtures at move-in. Floors may need to be removed unless the landlord or next tenant agrees to take them over (overname). Document any overname in writing and clarify liability.

Scam Alert A landlord can only deduct from your deposit: rent arrears, service-cost arrears, tenant-caused damage, and EPV. Admin fees, “contract costs”, or generic “cleaning packages” are not lawful deposit deductions. If deductions are made, you must receive a written itemised statement.

The Deposit (Waarborgsom): Rules, Timelines, and Strategy

Legal Limits & Deadlines

• Maximum deposit: Contracts from 1 July 2023—2 months’ basic rent; older contracts: 3 months.
• Refund deadline: 14 days after the lease ends; 30 days if there’s a lawful deduction (with itemised proof).
• What can be deducted: (1) rent arrears; (2) service-cost arrears/settlement; (3) tenant-caused damage; (4) EPV (energy-performance fee). Nothing else.
• Using deposit as last month’s rent? Generally not allowed unless explicitly agreed. Pay final rent to avoid arrears and an “unpaid rent” deduction.

Getting Your Deposit Back—Step-by-Step

1. At pre-inspection, ask for a written list of items to fix; fix them and keep receipts/photos.
2. At final inspection, record meter readings, take timestamped photos/videos, and get the handover report signed.
3. Share your IBAN and forwarding address.
4. 14 days later: if you’ve heard nothing, send a polite reminder. After 14 days (or 30 if deductions claimed), send a formal demand (aangetekend). Use the Juridisch Loket template.
5. Still no payment? For deposit disputes, the Huurcommissie is not competent; go to the kantonrechter (small claims section). Consider legal aid or huurteams in your city.

Service Costs (Servicekosten) After You Move

Each year, your landlord must send the annual service-cost statement for the previous calendar year no later than 30 June. It must reconcile your advances to actual costs, with supporting documents. If you disagree, you can ask the Huurcommissie to review the statement.

Pro Tip If you moved in September and moved out in May, your statement will still cover the full calendar year, but pro-rated to your tenancy months. Keep your IBAN active or report a new one so any refund reaches you.

Huurcommissie: How to Dispute Rent or Service Costs

While deposits go to court, the Huurcommissie handles disputes about rent price, rent increases, all-in rents, service costs, and EPV. The fee for tenants is €25—refunded if you win. Low-income tenants can request a fee waiver.

Step-by-Step: Disputing a Service-Cost Statement

1. Request documents from the landlord (invoices, contracts, meter breakdowns).
2. Compare what’s billed with the allowable categories—no profit on service costs, and only actual costs may be passed on.
3. File with Huurcommissie—generally within 2 years after you received the statement (check the Huurcommissie policy notes for exact calculation). Pay €25 leges (refundable if you win).
4. Await investigation/inspection. Provide your tenancy agreement, prior statements, and evidence.
5. Decision & enforcement—if the Huurcommissie lowers costs, your landlord must refund the difference.

Landlord’s Notice & Relocation Allowance (if You’re Asked to Move)

Landlords cannot end an indefinite tenancy without a statutory ground. If the tenancy ends because of demolition or major renovation that requires relocation, you’re generally entitled to a relocation allowance (verhuiskostenvergoeding). The statutory minimum is indexed annually—for 2025 it is €7,542. Cities may set higher local minima.

Legal Tip If your landlord proposes termination for renovation, don’t sign anything until you’ve checked the allowance, your return rights, and the timeline. Ask for the plan, permits, and written guarantees.

What Things Actually Cost (Netherlands, 2025)

You’ll avoid surprise expenses by knowing typical Dutch prices for move-out items. These are indicative ranges from Dutch providers; always request quotes.

Item / Service	Typical 2025 Range	Notes
Moving company (within city)	€700–€1,200 for a 2–3 room household	Depends on volume, floors, distance; per-mover hourly rates often €30–€55 (excl. VAT).
Mover hourly rate (per mover)	€30–€60 / hour	Higher for “Erkende Verhuizers” or weekend; student movers cheaper.
End-of-tenancy cleaning (professional)	€17–€35 / hour	Deep cleans or specialty work cost more.
Final cleaning package (small apt.)	€200–€400	Strong variance—ask for itemised offer; not a lawful deposit deduction unless agreed and evidenced.
Locksmith (if keys lost)	€75–€200	Check lease; tenant usually pays if at fault.
BRP address update	€0	Must be reported to gemeente from 4 weeks before to 5 days after moving.

Responsibilities: Tenant vs. Landlord at Move-Out

The Besluit kleine herstellingen (Decree on Minor Repairs) lists what tenants must handle versus the landlord. You can’t contract out of it to the tenant’s detriment.

Task	Tenant	Landlord	Source
Daily minor repairs (e.g., filling wall holes, tightening door handles, descaling taps)	✅
Major repairs (e.g., boiler replacement, structural defects)		✅
Normal wear & tear refurbishment		✅
Cleaning & emptying at move-out	✅		Practice + lease terms
Service-cost annual statement (by 30 June)		✅
Deposit refund within legal deadline		✅

Common Mistakes (& How to Avoid Them)

1. Not formalising notice: WhatsApp isn’t enough unless your lease allows it. Use registered post.
2. Skipping a pre-inspection: Without it—and without an initial description—disputes get messy. Ask for a voorinspectie weeks before your move.
3. Leaving “overname” undocumented: If the next tenant takes your floor/curtains, put it in writing and clarify liability.
4. Using the deposit for the last month’s rent: Unless expressly agreed, this creates rent arrears and delays deposit refund.
5. Accepting unlawful deductions: Admin fees or flat cleaning packages aren’t among the four lawful deductions. Demand an itemised statement.
6. Forgetting BRP: Not updating your address can jeopardise benefits and official mail. Do it before/within 5 days of moving.
7. Missing service-cost deadlines: If you never get an annual statement by 30 June, chase it; you can challenge it at the Huurcommissie.

Scam Alert Key money (sleutelgeld) and many “administration” or “contract” fees are illegal. If you ever paid them, you can reclaim via court. Double agency fees are banned under Civil Code 7:417(4).

Regional & Cultural Insights

• Unfurnished ≠ ready-to-live-in. It often means no flooring and bare light sockets. Budget for flooring removal at move-out unless overname is agreed.
• Amsterdam & major cities: Competition is intense; Pararius Q2 2025 reports supply down 36% YoY and strong rent growth. Expect tight handover schedules and landlords who plan back-to-back move-ins—be inspection-ready.
• Relocation for renovation: Some cities set higher minimum relocation allowances than the national floor—check your gemeente policy pages or ask a tenant support group (Woonbond/huurteam).

Example: Is Your Cleaning Charge Reasonable?

Scenario: You leave a 55 m² apartment spotless and provide photos. The landlord deducts €450 for “eind-schoonmaak”.

• Check market rates: Professional cleaning typically €17–€35/h; a focused 6–8 hour clean would be €102–€280 (excl. VAT).
• Demand itemisation: Only actual, evidenced costs can be charged—and only if the home wasn’t left clean. Blanket fees are suspect as deposit deductions.
• Action: Request invoices and time sheets. If excessive, demand refund of the difference within 7 days, then send a Juridisch Loket demand letter and—if needed—file in kanton court.

Example: Service-Cost Settlement After You Move

Scenario: You moved out in April 2025. By 30 June 2026, the landlord must send the 2025 statement (Jan–Dec), prorated to your months. If it’s missing, chase it. If you disagree with billed items, file with Huurcommissie; tenant fee €25 (refunded if you win).

Notice Periods & Deadlines (At a Glance)

Topic	Rule (2025)	Source
Tenant notice (indefinite lease)	≥ 1 month, ≤ 3 months, by registered letter or bailiff; joint tenants notify both.
Deposit cap	New contracts from 1 Jul 2023: max 2 months’ basic rent. Older: max 3 months.
Deposit refund	14 days after end of lease; 30 days with lawful deductions (+ itemised statement).
Service-cost statement	By 30 June for previous calendar year; reconcile advances to actuals.
BRP move notification	Report new address from 4 weeks before to 5 days after moving; emigration: deregister within 5 days before leaving NL.
Relocation allowance (demolition/major renovation)	Statutory minimum €7,542 (2025). Local rules may be higher.

Calculating a Fair Deposit Settlement (Worked Example)

Facts:

• Basic rent: €1,250 / month (no arrears).
• Deposit: €2,500 (2 months).
• Verified damage: kitchen cabinet hinge + repaint 1 wall: €185 (invoices provided).
• Service-cost true-up due to you: €90 refund (from annual account later).

Settlement at move-out (within 14 days):

• Lawful deductions now: €185 (damage). Admin fees or “key set replacement” with no evidence are not permitted.
• Landlord transfers €2,315 now.
• After the service-cost statement, landlord owes you an additional €90. If they don’t pay, use Huurcommissie.

Moving Logistics: Saving Time & Money

• Get 2–3 quotes from movers; ask about insurance and stair surcharges. Typical hourly rates: €30–€55 per mover; full small-apt city moves often €700–€1,200.
• Pack yourself and dismantle furniture to cut hours.
• Schedule weekday moves: cheaper and easier to book elevators/permits.
• Reserve municipal lift/parking if needed; check your gemeente.
• Document everything (photos, meter readings). The 20 minutes you spend here often save weeks of emails later.

City-Specific Notes

• Amsterdam: Tight turnover windows and strong demand pressure (Q2 2025 Pararius: supply −36.4% YoY; rising €/m²). Expect stricter scheduling and precise checklists from landlords/agents.
• Rotterdam/Den Haag/Utrecht: Similar check-out practices; check local bulky-waste rules (often free pick-ups by appointment).

What If Things Go Wrong?

Deposit withheld without basis

• Send a 14-day demand letter using Juridisch Loket template; then consider kanton court. Some cities have huurteams that help for free.

No service-cost statement by 30 June

• Request it in writing; if still missing or clearly wrong, file with Huurcommissie.

Landlord announces renovation & wants you out

• Ask for legal ground, relocation allowance, and return rights in writing. Don’t consent under pressure.

Agent asks for “key money” or extra “administration fees”

• Refuse; these are illegal. Reclaim if paid.

Tables You Can Print and Use

A. Move-Out Responsibilities Checklist

Area	You Do	Landlord Does	Notes
Notice letter (registered)	✅		Tenant notice: ≥ 1 month, ≤ 3 months.
Pre-inspection booking	✅	✅	Not mandatory but best practice; list of fixes issued.
Minor repairs (holes, loose handles)	✅		Besluit kleine herstellingen.
Major defects (boiler, structure)		✅	Landlord’s duty.
Final inspection & keys	✅	✅	Sign handover report; take photos.
Deposit refund		✅	14 days; 30 if deducting lawfully.
Service-cost annual statement		✅	Due by 30 June; challenge via Huurcommissie.
BRP address update	✅		4 weeks before to 5 days after move.

B. Legal Limits & Processes

Topic	Limit/Process	Where to go
Deposit amount	Max 2 months basic rent (new contracts since 1-7-2023)	Rijksoverheid.
Deposit refund	14 days, or 30 days with itemised deduction	Rijksoverheid.
Service cost settlement	By 30 June annually; only actual costs	Huurcommissie.
Tenant notice	≥ 1, ≤ 3 months, formal letter	Civil Code summary.
Renovation relocation allowance	€7,542 (2025) minimum	Rijksoverheid.
Fee to file with Huurcommissie	€25 (tenant), refundable if you win	Huurcommissie.

C. Cost Snapshot (Budgeting Aid)

Category	Low	Mid	High
Movers (small apt., city)	€400	€900	€1,400+
Cleaner (hourly)	€17	€25	€35+
Handyman (minor patch/paint)	€35	€50	€70+

Ranges compiled from 2025 Dutch price guides and providers.

A Note on Market Context (Why Timelines Matter)

The Dutch private rental market remains tight in 2025. In Q2 2025, Pararius reported the unregulated sector saw a 36.4% drop in available homes year-over-year and a 7.9% increase in average €/m² rents. In cities like Amsterdam, managers plan back-to-back check-ins—late returns can trigger extra rent or costs. Start early; be inspection-ready.

How Luntero Can Help

• Listings: filter by notice rules, deposit size, furnishings, and energy label.
• News & Guides: we track rule changes (e.g., deposit caps, relocation allowances, service-cost rules).
• Glossary: quick definitions (BRP, EPV, servicekosten, oplevering).
• Checklists: downloadable move-out checklist and letter templates (English/Dutch).

Key Takeaways

• Notice correctly: Tenant notice for indefinite leases is ≥ 1 month, ≤ 3 months. Use registered post for proof.
• Use inspections to your advantage: A pre-inspection with a clear list + an initial description protects you. Without an initial description, the landlord bears the proof for damage beyond wear.
• Know the deposit rules: New contracts (since 1-7-2023) max 2 months’ rent; refund within 14 days or 30 with itemised deductions (only arrears, service costs, tenant damage, EPV).
• Service costs: Annual statement by 30 June; only actual costs, no profit. Dispute via Huurcommissie for €25.
• Update your BRP: Report your new address before/within 5 days after moving; deregister if emigrating.
• If landlord ends for renovation: Check your relocation allowance (at least €7,542 in 2025) and your rights—don’t sign under pressure.
• When in doubt, document: Photos, videos, meter readings, and signed reports are your best friend—especially in a tight market with fast turnovers.