Housing Disputes Committee
The Housing Disputes Committee offers Amsterdam residents an independent way to resolve conflicts with contractors, real estate agents or sellers over purchased homes, apartments and related matters. In Amsterdam's vibrant housing market, with abundant new construction in neighborhoods like IJburg and the Zuidas, this provides a fast, affordable alternative to the Amsterdam District Court, with a binding decision.
What does the Housing Disputes Committee do?
This committee, part of De Geschillencommissie (formerly SGC), handles complaints about defects in new-build homes, delivery issues, owners' association (VvE) problems in Amsterdam apartment buildings, and disputes over home purchase contracts. Ideal for the urban setting where VvEs are common, similar to quality complaints for furniture and kitchens. A lawyer-chair and experts deliver practical solutions.
Legal basis
The Housing Disputes Committee is founded on Articles 7:908-7:910 of the Dutch Civil Code (BW), requiring affiliated companies to handle disputes. Recognized by the ACM under the Alternative Dispute Resolution Act (EU Directive 2013/11/EU). Companies must indicate this in their terms and conditions. For new-build projects in Amsterdam, the Housing Quality Requirements (Decree on Buildings and Living Environment) and Article 7:17 BW on non-conformity also apply, in line with Municipality of Amsterdam standards.
When to use the committee as an Amsterdam resident?
Ideal if:
- It involves defects in your purchased home in Amsterdam (leaks, cracks).
- The counterparty (contractor, real estate agent) is affiliated.
- You first attempted amicable resolution (via complaint letter).
- The amount is under €25,000 (above that: proceed to Amsterdam District Court).
Check affiliation on degeschillencommissie.nl.
Procedure in steps
- File complaint: Complete the online form with evidence (invoices, photos, emails). Costs: €25-€125 court fee, refunded if successful.
- Hearing: Written or oral (after 6-8 weeks). Parties attend, often in the Amsterdam region.
- Decision: Within 4 weeks, binding on the company; consumer has 2 weeks to reconsider.
- Enforcement: If not complied with: report to ACM for coercive fine.
Rights and obligations
Rights:
- Free advice via Amsterdam Legal Counter.
- Enforceable binding decision.
- Cost reimbursement if you win.
Obligations:
- Submit complaint in writing to the company (retain proof).
- Attend hearing on time in the Amsterdam District Court region.
- Comply with the decision (except for appeal to Amsterdam District Court).
Amsterdam practice cases
Case 1: Mr. Jansen from Amsterdam-Noord buys a new-build home. Post-delivery leak due to finishing defect. Contractor ignores it. After formal notice, Jansen wins €10,000 via the committee.
Case 2: Ms. De Vries in central Amsterdam disputes VvE contribution due to faulty elevator. Committee rules: VvE repairs and claims from supplier.
Case 3: Apartment buyers in De Pijp are missing a kitchen (see furniture and kitchens). Non-conformity upheld: €5,000 compensation.
Comparison with Amsterdam District Court
| Aspect | Housing Disputes Committee | Amsterdam District Court |
|---|---|---|
| Duration | 3-6 months | 1-2 years |
| Costs | €25-€125 (refunded if win) | €500+ + lawyer |
| Binding | Yes (company immediately, consumer optional) | Yes |
| Formal | Low-threshold, no lawyer needed | Strict, evidence rules |
FAQ for Amsterdam
Must the company be affiliated?
Yes, verify on the site. Otherwise: Kifid or Amsterdam District Court.
Not satisfied with the decision?
Consumer: within 2 weeks to the subdistrict judge at Amsterdam District Court. Company cannot.
Bring a lawyer?
Yes, optional. Handling it yourself is often sufficient; free advice at Amsterdam Legal Counter or Arslan Advocaten.
Rental disputes?
No, for those use the Rent Tribunal. See rental law article.
Tips for Amsterdammers
- Document everything: photos, emails, reservations at delivery (crucial for Municipality of Amsterdam inspections).
- Send a registered letter first (template via juridischloket.nl).
- Check terms and conditions for affiliation on Amsterdam purchases.
- Complex case? Free initial consultation at Arslan Advocaten or Amsterdam Legal Counter.
- More info: Buying a new-build home, VvE law.
This way, you quickly resolve housing hassles in Amsterdam. Questions? Arslan Advocaten offers personal assistance.