Many students and young people rent a room in a student house or through a private landlord. When signing the rental contract, a security deposit is often requested. But how much deposit can this be, and what are the rules for room rental or student housing?

The rental law lawyers of Arslan Lawyers explain what you as a student or room renter should take into account.

How much deposit for room rental?

For room rental, there is no separate legal maximum. Still, there are clear practices:

• The deposit usually amounts to 1 month’s rent.

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

• Excessive deposit (for example, 3 or 4 months) may be unreasonable and reversed by the court.

What can the landlord use the deposit for?

Just like with regular rental properties, the following applies:

1. Rental arrears – the deposit can be offset against unpaid rent.

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

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

Not allowed:

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

• Deduction without substantiation or invoices.

Common problems among students

• Too high a deposit: sometimes inexperienced students sign a contract with 3 or more months’ deposit.

• No repayment: landlords sometimes wait months or pay nothing at all.

• Damage claims: small usage traces, such as holes from posters or normal wear and tear, are wrongly classified as damage.

Practical examples

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

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

Checklist for students and room renters

• 📄 Read the lease carefully.

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

• ✉️ If the deposit is (partly) withheld, ask for a specified overview.

• 📞 Contact a rental law attorney in a timely manner in case of conflicts.

Frequently Asked Questions (FAQ)

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

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

3. What can I do if I do not get my deposit back?
Send a written demand and if necessary start a procedure. Often an attorney can help to apply pressure.

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

Conclusion

The same rules apply to room rental and student housing as to other forms of rental: the deposit must be reasonable (usually 1 month’s rent) and can only be withheld in cases of rental arrears, damage, or service costs.

Is your deposit being wrongfully withheld? The rental law lawyers of Arslan Lawyers will help you protect your rights.