Rental deposit not returned in the Netherlands
How long ago did your tenancy end?
Your deposit: what can you do now?
Waiting for your deposit can be worrying. The landlord usually has to repay it within 14 days after the tenancy ends. With permitted deductions, the remaining amount is due within 30 days.
For residential tenancies in the Netherlands. This is general guidance, not an assessment of your case.
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Sources for this guide
Guide reviewed on
Rijksoverheid — Waarborgsom ↗Volkshuisvesting Nederland — Waarborgsom ↗
Detailed explanation, checklist and sources
On this page
1. Compare the move-in and move-out evidence
Collect the rental agreement, deposit payment, initial inspection and final handover report. Photograph the condition and record the date you returned the keys. Separate pre-existing wear from any damage alleged by the landlord.
2. Check the repayment period and deductions
The usual repayment period is 14 days after the tenancy ends; permitted deductions can extend this to 30 days for the balance. Ask for an itemised account and supporting invoices rather than accepting an unexplained withheld sum.
3. Ask for the disputed balance in writing
Request the outstanding amount in writing, stating the tenancy end date, deposit paid and disputed deductions. If repayment is still refused, you can pursue repayment through the civil court. The Huurcommissie does not decide deposit repayment claims. We can help you understand the next step in our chat; you can also request a lawyer there.
4. Prepare a clear deposit calculation
Make a simple account: deposit paid, amount returned, each deduction and the remaining amount disputed. Put the tenancy end date beside it. Ordinary wear and tear is different from tenant-caused damage. Ask the landlord to explain each charge in writing and compare it with the inspection evidence. Keep your request and their response together; this makes a later review more useful.
The landlord keeps money for cleaning without an explanation. What now?
Ask which work was necessary and request a cost breakdown. Compare it with the initial inspection, handover report and photographs. Specify which deduction you dispute and why. A bare statement that the home was dirty does not tell you how the retained amount was calculated.
Documents to prepare
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Rental agreement
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Your timeline and evidence
List events and contacts. Note where you keep the evidence; no upload is needed.
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Record what happened, when, the response and where to find the letter, message or photo. Mark uncertain dates.
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No. You only note where it is kept. No files are uploaded or sent automatically.
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Your entries are not saved automatically. Choose Save and continue later to store this preparation, including your timeline, in My overview. Wait for confirmation and save new changes again. You can also download a Word file without an account.
Up to 20 events. Choose a different position for an event to change the order.
0 / 5 · Checked or collected
For each event, note the date, what happened and where the evidence is kept. Example: 3 October — letter received — correspondence folder.
Describe the solution you would like, such as an explanation of a deduction and repayment of the outstanding amount.
For example: which document is missing, who can provide it and what should I do first?
Record the date and its source. If unknown, note this and check promptly. This tool does not calculate or monitor deadlines.
After your conversation
These are your own notes. Confirm agreements with the other person; these notes do not prove their agreement.
This is your preparation, not a submitted request, objection or legally reviewed document. A tick records only your own progress. Check the procedure and deadline in the original letter.
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Clear entries
Download anything you want to keep first. Clearing cannot be undone.
- Rental agreement
- Deposit payment
- Inspection reports, photos and key handover
- Tenancy end date and amount already returned
- Itemised deductions and your reason for disputing each one
From a deposit letter to suitable help
Request repayment in writing and, if deductions are made, a complete cost breakdown. Include only relevant evidence: deposit payment, inspection reports, photos and correspondence. Keep a copy.
Still no payment? Discuss the next step in our chat, where you can also request a lawyer. If you have legal expenses insurance, check its cover and conditions first. Reporting landlord conduct to the municipality does not itself recover your deposit.
A deposit repayment dispute can be taken to court. Have your claim, evidence and court costs assessed. The letter and balance calculator below help you prepare; they cannot enforce payment.
Sources
Need personal assistance? Request a lawyer through our chat. We explain the next step; submitting a request does not engage a lawyer. The links below support the legal information.
Rijksoverheid ↗Volkshuisvesting Nederland ↗Sources may be in Dutch. General information about Dutch law, not individual legal advice.