Checking Service Charge Settlement in Amsterdam
A service charge settlement is an annual overview of costs for maintenance, management and services in your Amsterdam rental property. As a tenant in Amsterdam, you have the right to thoroughly check this settlement. Errors or unreasonable costs can lead to excessively high rents. This article provides practical steps, legal explanations and local resources such as the Amsterdam District Court (Parnassusweg 220) and the Amsterdam Legal Aid Office (Vijzelstraat 77).
What are service charges in Amsterdam rental properties?
Service charges include expenses incurred by your landlord for the property or complex, as in many Amsterdam apartment blocks. These must be reasonable, transparent and properly documented before being passed on to you. The settlement shows exact amounts, purposes and calculations.
Typical service charges in Amsterdam:
- Repairs and cleaning (e.g. hallways in flats)
- Management (administration, buildings insurance, municipal levies)
- Communal (lift repairs, landscaping in complexes)
- Mains water, heating and other utilities
Legal rules for Amsterdam
Key laws:
- Tenancy Act (CC Book 7, Title 2): Regulates the passing on of costs between tenant and landlord.
- Art. 7:203 CC: Only reasonable and necessary costs with documentation.
- Art. 7:204 CC: Obligation to provide a specific settlement with details.
- Art. 7:205 CC: Your right to inspection and objection.
In Amsterdam, General Tenancy Conditions and local tenancy teams also apply. In case of deviations in your contract, the law prevails.
Step-by-step check in Amsterdam
Follow this method to test your settlement:
1. Test reasonableness of costs
Question: Are they necessary and proportionate? Examples of contestable items:
- Overly expensive choices: New boiler for €2,000 instead of €1,200 market price.
- Disproportionate: Full repaint job while spot repairs would have sufficed.
- Not attributable: Costs for facilities outside your use, such as an unopened gym.
2. Demand supporting documents
Your landlord must provide invoices, quotes and reports. Specifically request:
- Copies of original bills
- Price comparisons from at least three quotes
- Minutes of Owners' Association meetings in Amsterdam complexes
- Depreciation schedules for long-term investments
3. Deadlines and actions
You generally have 3 months after receipt to respond. Send a reasoned letter. In case of dispute: mediation via Amsterdam Tenancy Team or proceedings at Amsterdam District Court, Parnassusweg 220.
What if you have paid unlawfully?
You can claim reimbursement up to 5 years back. Document everything and seek help from local authorities.
Local help in Amsterdam
- Amsterdam Legal Aid Office: Vijzelstraat 77 – Free initial advice.
- Amsterdam District Court: Parnassusweg 220 – For judgments.
- Tenancy teams and Tenants' Union for collective actions.