For a residential tenancy agreement in the Netherlands concluded on or after 1 July 2023, the deposit may not exceed twice the basic rent. The landlord must repay it within 14 days of the end of the tenancy, or within 30 days if he sets off damage or unpaid rent. The deposit check below shows in a minute whether you paid too much and what your repayment deadline is. If that date has passed, it prepares a demand letter for you.
This check gives a first indication based on Dutch law and information from the Dutch government (checked on 24 October 2026). It is not advice on your own contract.
What should you do after this check?
- No repayment yet: keep your tenancy agreement, proof of payment, handover report and the landlord’s messages together. Use the result of this check as a starting point, not a decision on your dispute.
- The landlord claims deductions: compare the written explanation with your check-in and check-out records before deciding what to dispute.
- You need legal help: ask what the first assessment covers, what any further work would cost and whether insurance or subsidised legal aid may apply to your case. Agree the scope and costs before paid work begins.
See tenancy law assistance in English. Keep any letter or deadline you have received available for the assessment.
Check your file before sending the letter
- Amount: check the deposit payment, refunds and accepted deductions against your bank records. Disputed costs are already included in the balance; do not add them again.
- Evidence: gather the agreement, evidence that the tenancy ended, inspection reports, photographs and the cost breakdown. Request missing records in writing and explain what you can prove.
- Correct recipient: check who is named as landlord. An agent who received the payment is not automatically liable to repay it. Read who to address.
- Next step: weigh the amount, evidence, costs and recovery prospects before starting proceedings. Winning does not guarantee payment.
Check the template before use. Complete all placeholders and remove statements that do not apply. The calculation does not assess evidence, liability or a prior settlement. Read about claiming the balance after partial repayment.
How the deposit check works
- Maximum. Contract concluded on or after 1 July 2023: twice the basic rent (Article 7:261b(2) Dutch Civil Code, introduced by the Good Landlordship Act). Older contract: the Dutch government refers, based on case law, to three months’ basic rent. Basic rent is the rent excluding service charges, utilities and energy performance fee. This also applies in the private sector and to expats.
- Deadline. 14 days after the end of the tenancy; 30 days if the landlord sets off damage or unpaid rent, service charges or an energy performance fee, in which case he must give you a full written specification (Article 7:261b(3)-(4)).
- Business premises. The residential deposit cap and the 14/30-day repayment rules do not apply. Check your contract and the applicable law.
- Dispute. The Huurcommissie (Rent Tribunal) does not decide deposit disputes. You claim repayment before the subdistrict court (kantonrechter).
Sources: Article 7:261b Dutch Civil Code and Dutch government on the rental deposit (checked on 24 October 2026).
Frequently asked questions about the deposit
How much deposit can a Dutch landlord ask?
For a residential tenancy agreement concluded on or after 1 July 2023, no more than twice the basic rent (Article 7:261b(2) Dutch Civil Code). For older contracts the Dutch government refers, based on case law, to a maximum of three months’ basic rent.
When must my landlord in the Netherlands repay my deposit?
Within 14 days of the end of the tenancy. If the landlord sets off damage or unpaid rent, service charges or an energy performance fee, within 30 days and with a full written specification of the costs.
Can the Huurcommissie help me get my deposit back?
No. The Huurcommissie does not decide deposit disputes. You claim repayment before the subdistrict court (kantonrechter).
Can I get my deposit back after leaving the Netherlands?
Yes. The deadlines also apply if you have moved abroad. Send your demand by e-mail and registered post and give a Dutch or foreign bank account for repayment.
Read more: Security deposit in the Netherlands: rules, deadlines and refund, Getting your deposit back after leaving the Netherlands and Tenancy lawyer in the Netherlands.
