The Rent Tribunal (Huurcommissie) procedure
The Rent Tribunal (Huurcommissie) is the independent dispute resolution body for tenants and landlords in the Netherlands. For just €25, you can submit a dispute about your rent price, service charges or defects as a tenant. Here you can read exactly how the procedure works.
€25
filing fee for tenants
4-6 months
average duration
Binding
unless appealed to court
What does the Rent Tribunal (Huurcommissie) do?
The Rent Tribunal is an independent organisation that adjudicates disputes between tenants and landlords. It was established under the Implementation Act on Rent Prices for Residential Property (Uitvoeringswet huurprijzen woonruimte) and handles the following types of disputes:
Rent price assessment
Is your rent reasonable? The Rent Tribunal calculates the maximum rent based on the WWS.
Rent increase assessment
Object to a rent increase? The Rent Tribunal checks whether the increase is lawful.
Defects assessment
Serious defects the landlord won’t fix? The Rent Tribunal can impose a rent reduction.
Service charges assessment
Doubts about service charges? The Rent Tribunal assesses whether the charges are reasonable and substantiated.
"Er is een Huurcommissie die is belast met de in de wet aan haar opgedragen taken ter bevordering van de rechtszekerheid van huurders en verhuurders. De Huurcommissie doet uitspraak over geschillen inzake huurprijzen, huurverhogingen, servicekosten en gebreken."
— Implementation Act on Rent Prices for Residential Property (Uitvoeringswet huurprijzen woonruimte), Articles 2-4
The procedure step by step
Submit your request
Week 1You submit a petition to the Rent Tribunal. This can be done online via huurcommissie.nl or by post. You pay €25 in filing fees. Include your name, address, your landlord’s name and the reason for your request.
Acknowledgement of receipt
Week 2-3The Rent Tribunal confirms receipt of your request and informs the landlord. The landlord is given the opportunity to respond.
On-site inspection
Week 6-12A surveyor from the Rent Tribunal visits the property to inspect it. They assess the condition of the home, measure the floor area, check facilities and the energy label.
Preliminary report
Week 12-16After the inspection, both parties receive a preliminary report with the findings and a provisional point count. You have the opportunity to respond.
Hearing (optional)
Week 16-20In some cases, a hearing takes place where both parties can present their arguments. This is not always necessary — the Rent Tribunal often issues a ruling based on the report alone.
Ruling
Week 20-24The Rent Tribunal issues a binding ruling. In a rent price dispute, it establishes the maximum rent. The ruling is binding unless a party appeals to the subdistrict court (kantonrechter) within 8 weeks.
After the ruling
The Rent Tribunal’s ruling is binding on both parties. This means the landlord must comply with it. There are two possible follow-up scenarios:
Landlord cooperates
In most cases, the landlord adjusts the rent price in accordance with the ruling. The overpaid amount is refunded or offset against future rent.
Subdistrict court appeal (within 8 weeks)
Both tenant and landlord can start proceedings at the subdistrict court (kantonrechter) within 8 weeks of the ruling. The subdistrict court then issues a final binding ruling. In practice, the court upholds the Rent Tribunal’s ruling in the vast majority of cases.
"Ieder der partijen kan, indien hij zich niet kan verenigen met de door de Huurcommissie vastgestelde huurprijs, binnen acht weken nadat hem de uitspraak is medegedeeld, een beslissing van de kantonrechter vorderen."
— Article 7:262 paragraph 1 Dutch Civil Code (Burgerlijk Wetboek)
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Need help with the Rent Tribunal?
We guide you through the entire procedure. Start with a free rent check.