Permissible and Prohibited Service Charge Items in Amsterdam

In Amsterdam, not all costs may be passed on to tenants as service charges, particularly in the city's expensive rental market. Permissible items include the cleaning of communal areas such as entrance halls in canal-side properties, lift maintenance in high-rise buildings in the Zuidas district, building insurance, and waste disposal via the municipal collection service. Prohibited items remain personal expenses, such as individual internet connections, replacement of tenant-specific appliances, or commercial advertising in mailboxes. According to Article 7:257 of the Dutch Civil Code (BW), service charges must be reasonable and in line with market rates, without any profit margin for the landlord—a crucial point in Amsterdam where rental prices are already high. Tenants do not bear costs for structural major maintenance, such as foundation repairs in older Jordaan properties, which are entirely the landlord's responsibility. Invoices must be demonstrable and traceable to the rented property, with transparent specifications. For owners' association (VvE) complexes in neighbourhoods like De Pijp or Oud-Zuid, additional rules from the deed of division apply, often based on living space. Verify that costs are correctly allocated according to usage, such as water in shared pipes. Unlawful items, such as unnecessary parking fees, can be refused and removed. The Rent Tribunal in Amsterdam imposes fines for repeated violations, and local tenant support teams offer free advice. As an Amsterdam tenant: demand specifications, compare with prices from AEB for waste disposal or market-conform rates, and check via the Housing Insurance Fund. This article helps you navigate the Amsterdam rental market by distinguishing between legitimate and unlawful charges, ensuring you do not unnecessarily pay for the landlord's expenses.