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Services/Reclaim Deposit

Reclaim your deposit

Deposit not returned after moving out of your rental home? The security deposit (waarborgsom) is capped at 2 months’ base rent and must generally be returned within 14 days. We help you get your money back.

Legal rules for the security deposit (waarborgsom)

Since 1 July 2023, the rules around the security deposit have been tightened. The maximum amount is legally limited to 2 months’ base rent (kale huur), and the landlord must return the deposit on time. These rules are established in Article 7:261 of the Dutch Civil Code.

"De waarborgsom bedraagt ten hoogste tweemaal de overeengekomen huurprijs met uitzondering van de kosten voor nutsvoorzieningen met een individuele meter en de servicekosten. Een beding waarbij een hogere waarborgsom wordt overeengekomen is nietig."

— Article 7:261 paragraph 1 Dutch Civil Code (Burgerlijk Wetboek)

"De verhuurder betaalt de waarborgsom na het einde van de huurovereenkomst terug, na aftrek van hetgeen hij daarop op grond van de wet of de huurovereenkomst mag inhouden, binnen veertien dagen na het einde van de huurovereenkomst."

— Article 7:261 paragraph 2 Dutch Civil Code (Burgerlijk Wetboek)

2x

months’ base rent maximum

14

days return deadline

Tips: how to protect your deposit

Prevention is better than cure. With proper documentation, you can avoid disputes about the security deposit. Follow these tips at the start and end of your tenancy.

At the start of your tenancy

  • Take photos of all rooms at handover (with date stamp)
  • Note existing defects and report them to the landlord in writing
  • Create an inventory report together and have both parties sign it
  • Keep the proof of payment for the security deposit
  • Check that the deposit does not exceed 2 months’ base rent

At the end of your tenancy

  • Take photos of all rooms again (compare with initial photos)
  • Leave the property tidy but do not go beyond normal cleaning
  • Make a final inspection report with the landlord
  • Return all keys and have this confirmed in writing
  • Request repayment of the deposit in writing within 14 days

Normal wear and tear is not damage

Light paint discolouration, small nail holes and normal signs of use fall under "normal wear and tear" and may not be deducted from the deposit. The landlord may only deduct for damage that exceeds normal use.

Reclaiming your deposit: step-by-step

1

Written request

Send your landlord an email or letter requesting repayment of the security deposit within 14 days. Refer to Article 7:261 of the Dutch Civil Code.

2

Formal notice by registered mail (aangetekende sommatie)

Does the landlord not respond? Send a formal notice by registered mail with a final deadline of 14 days. State that you will take legal action otherwise.

3

Debt collection or subdistrict court

If the landlord persistently refuses, you can engage a debt collection agency or go to the subdistrict court (kantonrechter) yourself. For claims up to €25,000, no lawyer is required.

4

Statutory interest + collection costs

In addition to the deposit itself, you can also claim statutory interest (wettelijke rente) and extrajudicial collection costs. Statutory interest accrues from the moment the landlord is in default.

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What is the maximum amount a landlord can charge as deposit?+
Since 1 July 2023, the security deposit may not exceed 2 months’ base rent (kale huur). A higher deposit violates Article 7:261 paragraph 1 of the Dutch Civil Code. If you paid more, you can reclaim the excess immediately.
How quickly must the landlord return the deposit?+
The law requires the landlord to return the security deposit within 14 days after the end of the lease, unless there is damage. In that case, the landlord must provide an itemised statement of deductions within 30 days.
When is the landlord allowed to (partially) withhold the deposit?+
The landlord may only deduct for: damage beyond normal wear and tear demonstrably caused by the tenant, outstanding rent, and unpaid service charges. Normal wear and tear (such as light paint discolouration or small signs of use) may not be deducted.
What if I don’t have an inventory report from the start of my tenancy?+
Without an inventory report from the start of the tenancy, it is harder for the landlord to prove that damage was caused by you. The burden of proof lies with the landlord. This actually strengthens your position when reclaiming the deposit.
How do I reclaim my deposit if the landlord refuses?+
First send a registered letter (formal notice/sommatie) with a 14-day deadline. If the landlord does not respond, you can start debt collection proceedings or go to the subdistrict court (kantonrechter). For amounts up to €25,000, no lawyer is needed at the subdistrict court.

Deposit not returned?

Contact us and we will help you get your security deposit back.

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