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Maintenance Obligations of Landlords and Tenants in Rental Properties in Amsterdam
In Amsterdam, the landlord is responsible for major maintenance (roof, foundation), while the tenant handles minor tasks (painting, locks). Report defects via the Stadspas or an app; failure to do so may result in rent reductions or contract termination. The Rent Commission or Amsterdam Tenants' Union resolves disputes.
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Arslan AdvocatenLegal Editorial
2 min leestijd
Article 7:206 of the Dutch Civil Code (Burgerlijk Wetboek, BW) divides maintenance obligations in Amsterdam rental properties as follows: the landlord is responsible for major maintenance, such as roof repairs, foundations, and façades in canal houses, while the tenant handles minor maintenance, including painting, lock repairs, and fixing taps. Defects must always be reported promptly in writing or via the Amsterdam Huurpunt app. The landlord is required to carry out repairs within six weeks; otherwise, a rent reduction of up to 100% may be possible. Tenants are not permitted to perform major work themselves, such as replacing a central heating boiler in older buildings. In case of disputes, the Rent Commission (Huurcommissie) will decide, with support from the Amsterdam Tenants' Union (Woonbond Amsterdam).
Examples:
- The tenant fixes a leaking tap in the kitchen and deducts the costs from the rent.
- The landlord replaces the boiler in a listed building.
Document issues with photographs and report them to the municipality via the Meldpunt Openbare Ruimte (Public Space Reporting Point). In cases of neglect, the rental contract may be terminated through court proceedings. Model contracts from *Het Parool* or the Huurteam specify responsibilities. Tenants must keep the property clean and report damage immediately, particularly due to damp problems in Amsterdam’s city centre. Landlords are required to conduct annual inspections, especially in compliance with energy label C regulations. In rent-to-own agreements in Amsterdam Zuidoost, tenants bear greater responsibility.
Tips:
- Conduct a rental inspection before moving in using the checklist from !WOON.
- Low-income households may qualify for subsidies via the Amsterdam Entrepreneurial Fund (Amsterdams Ondernemingsfonds) or Wmo maintenance support.
Amsterdam courts impose high cost orders for negligence. Collaboration with neighbourhood cooperatives can prevent conflicts. The Amsterdam Tenants' Union (Woonbond Amsterdam) offers free advice and checklists. This ensures that your Amsterdam home remains habitable and relationships stay positive, despite the busy rental market.