You finally find a place to live in the Netherlands. It’s in the right neighborhood, fits your budget, and you’ve settled in. But then… something breaks. A leaking tap, heating that doesn’t work, or mold near the windows.
You contact the landlord — and nothing happens.
This is more common than you might think, especially in busy rental markets like Amsterdam, Utrecht, and The Hague. The good news is: tenants in the Netherlands have clear rights when it comes to maintenance.
This article explains what landlords are responsible for, what you can do if they’re unresponsive, and how you can avoid such situations in the first place.
What Maintenance Is the Landlord Responsible For?
In the Netherlands, there’s a legal distinction between “major maintenance” (landlord’s responsibility) and “minor maintenance” (tenant’s responsibility). In general, the landlord must handle:
- Structural repairs (walls, ceilings, floors)
- Plumbing and heating systems
- Electrical wiring and installations
- Roofs and exterior maintenance
- Replacing broken appliances if they were included in the rental
Tenants, on the other hand, are expected to handle small tasks like replacing light bulbs or keeping the home clean.
What If the Landlord Doesn’t Act?
Step 1: Send a Clear Written Request
Email or message your landlord with a polite but clear request. Include photos and a deadline.
Step 2: Follow Up If Needed
If there’s no response after a reasonable time (e.g., 7–14 days), send a follow-up. Keep all communication in writing.
Step 3: Know Your Rights
You can request repairs through the Huurcommissie if the issue affects your ability to live in the home safely or comfortably.
Examples where this applies:
- Heating doesn’t work in winter
- Serious leaks or water damage
- Unsafe electrical situations
- Persistent mold
Step 4: Consider a Rent Reduction
If the problem seriously impacts your living situation, you may be eligible for a temporary rent reduction until the issue is fixed.
How to Avoid These Problems Before You Rent
While you can’t predict everything, there are ways to reduce the risk:
- Ask during the viewing: When was the last major maintenance done? How quickly do you respond to repairs?
- Look for professional management: Properties managed by rental agencies or housing companies often respond more promptly.
- Use trusted platforms like Huisly, where you can view listings from Funda, Pararius, Kamernet, and more — all in one place. You can also filter out lower-quality listings and focus on homes with transparent terms.
Your Responsibilities as a Tenant
Being informed goes both ways. As a tenant, you should:
- Report problems promptly
- Keep the home reasonably clean and damage-free
- Communicate respectfully and clearly
This builds a better relationship with your landlord — and helps keep the rental in good condition for everyone involved.
What If You’re Still Stuck?
Sometimes, landlords simply don’t respond, even after multiple attempts. In these cases, consider:
- Getting free advice from a local tenants’ association
- Filing a request with the Huurcommissie (Housing Tribunal)
- Contacting the municipality if the issue affects your health or safety
You don’t have to go through this alone. There are clear systems in place to protect renters in the Netherlands.
Conclusion: Smart Tenants Ask, Act, and Stay Informed
It’s frustrating when repairs aren’t made — but knowing your rights gives you confidence. Whether you're renting a studio in Utrecht or a house in Rotterdam, the key is to stay informed, stay calm, and use tools like Huisly to find higher-quality listings and avoid maintenance headaches from the start.
Want fewer rental surprises? Use Huisly to explore well-managed, high-quality listings from trusted platforms — all in one place. Find a place you’ll love — and feel supported living in.