HuurrechtHulp
Services/Report Defects

Report housing defects

Dealing with mould, leaks or deferred maintenance? Your landlord is legally obliged to repair defects. Refusing? Then you have a right to rent reduction until the problem is resolved. We help you at every step.

Common housing defects

Leaks & damp problems

Leaking roof, rising damp, condensation, water damage during rain

Mould

Mould on walls, ceilings, window frames, bathroom, bedroom

Heating problems

Broken boiler (cv-ketel), insufficient heating, defective radiators

Plumbing problems

Leaking taps, blocked drains, broken toilet, defective water heater

Structural defects

Cracks in walls, subsidence, rotten window frames, broken windows

Insulation & draughts

Single glazing, draughty windows and doors, poor floor insulation

Legal framework: the defects regulation

The law obliges landlords to repair defects in the rental property. This is established in Articles 7:204 to 7:207 of the Dutch Civil Code (Burgerlijk Wetboek). A defect is any condition or property that causes the home to not provide the enjoyment that you as a tenant are entitled to expect.

"Een gebrek is een staat of eigenschap van de zaak of een andere niet aan de huurder toe te rekenen omstandigheid, waardoor de zaak aan de huurder niet het genot kan verschaffen dat een huurder bij het aangaan van de overeenkomst mag verwachten van een goed onderhouden zaak van de soort als waarop de overeenkomst betrekking heeft."

— Article 7:204 paragraph 2 Dutch Civil Code (Burgerlijk Wetboek)

"De verhuurder is verplicht op verlangen van de huurder gebreken te verhelpen, tenzij dit onmogelijk is of uitgaven vereist die in de gegeven omstandigheden redelijkerwijs niet van de verhuurder zijn te vergen."

— Article 7:206 paragraph 1 Dutch Civil Code (Burgerlijk Wetboek)

"De huurder kan in geval van vermindering van het huurgenot ten gevolge van een gebrek een daaraan evenredige vermindering van de huurprijs vorderen van de dag waarop hij van het gebrek behoorlijk heeft kennis gegeven aan de verhuurder of waarop het gebrek reeds in voldoende mate bekend was om tot maatregelen over te gaan, tot die waarop het gebrek is verholpen."

— Article 7:207 paragraph 1 Dutch Civil Code (Burgerlijk Wetboek)

Step-by-step: reporting defects

1

Document the defect

Take photos and videos of the defect. Note the date and describe the situation. The more evidence, the stronger your position.

2

Report in writing to your landlord

Send a letter or email to your landlord. Describe the defect, refer to Articles 7:204-207 of the Dutch Civil Code and give a reasonable deadline (typically 6 weeks) for repairs.

3

Rent Tribunal (Huurcommissie) or subdistrict court

Does the landlord not respond? File a request with the Rent Tribunal (€25). In urgent situations (no heating in winter, serious leaks) you can start an expedited procedure at the subdistrict court (kantonrechter).

4

Temporary rent reduction

The Rent Tribunal can impose a temporary rent reduction until the defect is repaired. For category A defects (serious), the reduction can be up to 80% of the rent price.

gebrekenMeldenPage.faqHeading

What counts as a ‘defect’ in the legal sense?+
A defect is any condition or property of the rental home, or any other circumstance not attributable to the tenant, that prevents the home from providing the enjoyment the tenant is entitled to expect. This includes mould, leaks, broken heating, draughts, pests and noise from poor insulation.
Can I get a rent reduction because of defects?+
Yes. For serious defects (category A, B or C in the Rent Tribunal’s Defects Manual/Gebrekenboek), you can receive a temporary rent reduction until the defect is repaired. The reduction can be up to 80% of the rent price for very serious defects.
Do I need to notify my landlord in writing first?+
Yes, you must inform your landlord in writing (by letter or email) about the defect and give a reasonable deadline for repairs. Always keep a copy of your message. Only if the landlord does not respond or refuses can you go to the Rent Tribunal.
What if my landlord refuses to repair defects?+
If your landlord does not respond to your written notice, you can file a request with the Rent Tribunal (€25 filing fee). The Rent Tribunal assesses the defect and can impose a rent reduction until the defect is repaired. In urgent cases, you can also go to the subdistrict court (kantonrechter) for an expedited procedure.
Can I repair defects myself and deduct the costs from the rent?+
In principle, the landlord is responsible for repairs. In exceptional cases, if the defect is urgent and the landlord fails to act, you can repair the defect yourself and deduct the reasonable costs from the rent under Article 7:206 paragraph 3 of the Dutch Civil Code. Document everything carefully.

Housing defects? We can help

Contact us and we will help you report defects and enforce repairs.

Free Rent CheckContact us
Hello! Can I help you?