Service Charges in Apartment Complexes and VvEs in Amsterdam

In Amsterdam apartment complexes with an Owners' Association (VvE), such as in popular neighbourhoods like the Jordaan, De Pijp or Oud-Zuid, service charges are handled via the VvE budget. Tenants pay these indirectly via the landlord, who acts as a VvE member. The deed of division and the house rules dictate the allocation over building parts, with costs for lifts, roofs, stairwells and reserve funds – crucial in the densely populated canal houses and high-rise buildings of the city. Landlords must be transparent about VvE contributions. According to Civil Code (BW) article 5:112, the VvE may not add a profit margin; it remains at cost price. Tenants in Amsterdam have no direct voting rights in the VvE, but can hold the landlord accountable for mismanagement, especially given the high real estate prices and strict rent regulations. In case of excessive settlements: demand the annual accounts and the Minutes of the Meeting (MVV). Disputes end up with the subdistrict court in Amsterdam or the Rent Tribunal, which locally handles many cases regarding service charges in monumental complexes. Practical example: a VvE in the Rivierenbuurt that unnecessarily invested in luxury lighting, resulted in successful discount claims by tenants. Landlords adjust advance payments upon changes, such as the many turnovers in the Amsterdam rental market. Check whether the landlord itself bears VvE costs or passes them on. In rented VvE apartments, the main rule applies: no pass-through of repair costs, unless the deed provides otherwise – check this in the Amsterdam notary archives. This way, you protect your budget in the complex VvE rental dynamics of Amsterdam, where municipal rules such as the Housing Ordinance place additional pressure on landlords.