Many students and young people rent a room in a student house or through a private landlord. When signing the rental agreement, a security deposit (deposit) is often requested. But how much deposit is allowed, and what are the rules for room rentals or student housing?

The tenancy law attorneys of Arslan Advocaten explain what you as a student or tenant of a room should take into account.

How much deposit for room rental?

There is no separate legal maximum for room rentals. Still, there are clear practices:

• Usually the deposit amounts to 1 month rent.

• A deposit of 2 months’ rent also occurs, but is often on the high side for rooms.

• Excessive deposit (for example 3 or 4 months) can be unreasonable and can be overturned by the court.

What may the landlord use the deposit for?

As with regular rental housing, the following applies:

1. Rent arrears – the deposit may be offset against unpaid rent.

2. Damage to the room – only damage above normal wear and tear may be deducted.

3. Service charges or utilities – if these have not yet been paid in full.

Not allowed:

• Using the deposit as an automatic advance for the last month’s rent.

• Withholding without justification or invoices.

Common problems among students

• Excessive deposit: students without experience sometimes sign a contract with 3 or more months’ deposit.

• No refund: landlords sometimes take months or pay out nothing at all.

• Damage claims: minor signs of use, such as holes from posters or normal wear and tear, are wrongly presented as damage.

Real-life examples

• Student room in Utrecht: a landlord withheld €300 of the deposit due to a few small holes in the wall. The judge ruled that this was normal wear and tear and the deposit had to be returned.

• Room rental in Amsterdam: a landlord demanded 4 months’ deposit. After intervention by our lawyers, this was reduced to 1 month because the original demand was unreasonable.

Checklist for students and room tenants

• 📄 Read the rental agreement carefully.

• 📷 Take photos of the room when moving in and when leaving.

• ✉️ Ask for an itemized statement if the security deposit is (partially) withheld.

• 📞 Contact a tenancy law attorney promptly in case of disputes.

Frequently Asked Questions (FAQ)

1. How much security deposit may a landlord ask for a student room?
Usually 1 month’s rent. Anything above 2 months is often considered unreasonable.

2. Can the landlord use the security deposit for cleaning costs?
Only if the room was not returned clean and this can be clearly demonstrated.

3. What can I do if I don’t get my deposit back?
Send a written formal notice and initiate proceedings if necessary. A lawyer often helps to apply pressure.

4. Do I have the same rights as tenants of an apartment?
Yes, the general rules of tenancy law and security deposits also apply to room rentals.

Conclusion

For room rentals and student housing, the same rules apply as for other rental types: the deposit must be reasonable (usually 1 month’s rent) and may only be withheld for rent arrears, damage, or service charges.

Is your deposit being wrongfully withheld? The tenancy law attorneys at Arslan Advocaten help you protect your rights.