Disrepair in a Dutch rental home
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Detailed explanation, checklist and sources
Leaks, damp or broken heating need a clear repair report. Who must act depends on the defect, its cause and the distinction between minor repairs and the landlord's responsibilities.
On this page
1. Check the facts
Describe each defect, when it started and how it affects living in the home. Take dated photos and report it in writing. Offer reasonable access for inspection and repairs, keeping a record of proposed appointments.
2. Take action
Ask for a repair plan. For urgent danger, use the appropriate emergency service rather than waiting for an ordinary complaint. Minor maintenance is not automatically the landlord's responsibility, and not every inconvenience justifies lower rent.
3. If the problem continues
If no solution follows, check the Huurcommissie procedure or court route for your contract and rental sector. Do not unilaterally stop paying all rent or deduct repair costs without advice; that can create a separate arrears dispute.
4. The landlord blames ventilation
Ask what supports that conclusion and request an investigation into leaks, building defects and the ventilation system. Record how you ventilate and heat the home. Mentioning ventilation alone does not establish the cause of mould; several causes may coexist.
5. No response or no lasting repair
Keep your written notice, sending date, photographs and replies. After six weeks, check whether the Huurcommissie serious-defect procedure is available for your rental segment. Record mould returning after repairs too. Request immediate action in urgent cases; do not wait for the ordinary procedure if there is danger.
Report mould and request investigation and repairs
Complete this draft and send it yourself to the landlord. Keep proof of receipt. Your requested reply date is not a calculated statutory deadline. Seek immediate help in acute danger.
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Your edits stay on this page and are not automatically saved or sent. Complete every placeholder.
I have reported a leak by phone, but nothing happens. What now?
Confirm the report in writing with the date, room and effects of the leak. Add clear photos and propose access for inspection. Keep a record if appointments are missed. Check your rental sector before choosing a procedure: the Huurcommissie has different powers for different contracts.
Documents to prepare
Keep a clear record of rental defects
Preparation help for your rented home in the Netherlands.
There are several defects. How do I keep them separate?
Give each defect a short name and location, such as “bedroom leak”. Use that name for reports, photo references and replies in the timeline. This keeps each arrangement linked to the right defect.
I only called the landlord. What should I record?
Note when you called, who you spoke to, what you reported and their response. Mark any uncertain date or arrangement. Your own call notes are not confirmation from the landlord. This tool does not send your report.
A repair was made, but the problem remains. How do I update my record?
Add a new event with the repair date, the work done and what you still notice afterwards. Keep earlier reports and note where to find new photos or messages. Save the updated preparation again or download a new Word version.
Rijksoverheid · Reviewed: · Review again before:
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Tick what you have checked or collected. Note what is missing and take your overview to a meeting.
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Item 1 / 6 · Where do you stand with this item?
Rental agreement and start date
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Your timeline and evidence
List events and contacts. Note where you keep the evidence; no upload is needed.
What goes in my timeline?
Record what happened, when, the response and where to find the letter, message or photo. Mark uncertain dates.
Is my evidence sent?
No. You only note where it is kept. No files are uploaded or sent automatically.
How do I save my timeline?
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 / 6 · 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 and start date
- Dated photos and repair reports
- Replies and appointment records
- For each room: date, location and photographs of recurring mould
- Ventilation, heating and visible leaks; identify uncertain facts
- Request for a cause investigation and the landlord's written reply
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 · Ernstige onderhoudsgebreken ↗Huurcommissie · Procedurele regels gebreken ↗GGD Leefomgeving · Schimmel en oorzaken ↗Sources may be in Dutch. General information about Dutch law, not individual legal advice.