The Huurcommissie handles certain disputes between tenants and landlords of residential property, mainly about rent level, rent increases, maintenance defects and service or utility charges. Whether you can use it depends on the rental sector, the start date of the lease, the subject and the chosen procedure.
Therefore check before filing the correct procedure, the required prior letter or proposal, the filing deadline and the necessary evidence. For dissolution, eviction, damages or a regular deposit claim the kantonrechter or another route is usually required.
When does the Huurcommissie have jurisdiction?
The Huurcommissie is an independent dispute resolver for residential property. For tenants in the social and middle sector the official explanation of jurisdiction includes, among others, the following topics:
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the amount of the rent and the housing valuation system;
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rules regarding rent increases or rent reductions;
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maintenance defects and a possible temporary rent reduction;
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service charges and costs for gas, electricity and water.
For private-sector dwellings only certain statutory procedures exist. Therefore use the procedure finder on Huurcommissie.nl and check whether your type of contract and dispute fall within the chosen route.
What shouldn’t you go to the Huurcommissie for?
The Huurcommissie does not dissolve a lease, order evictions or generally award damages. Also an ordinary claim for repayment of the deposit does not, according to Volkshuisvesting Nederland, go via the Huurcommissie. For that you can address the landlord in writing and, if necessary, involve the municipality or the kantonrechter.
Disputes about commercial premises likewise do not fall under the residential procedures of the Huurcommissie. The applicable route must then be assessed based on the lease contract and the commercial premises regime.
Which procedure applies to your dispute?
| Subject | Possible route | Important before filing |
|---|---|---|
| Initial rent | Assessment by the Huurcommissie if the conditions are met | Check the contract date and submit within the applicable deadline. |
| Rent increase or rent reduction | Procedure varies by proposal and rental sector | Keep the proposal and check response and filing deadlines. |
| Maintenance defects | Defects procedure and possible temporary rent reduction | Report the defects in writing and collect photos, correspondence and reports. |
| Service or utility costs | Assessment of the bill or advance payments | Request the specification and underlying documents. |
| Deposit, dissolution, eviction or damages | Municipality, legal advice or kantonrechter | Give the other party written notice of default and determine the correct civil route. |
Deadline for assessment of the initial rent
For the official procedure for social and middle sector dwellings, for contracts concluded on or after 1 July 2024 there is in principle a term of six months from the start date. Transitional rules may apply to older temporary contracts. Therefore consult the current page about assessment of the initial rent and do not wait until the deadline is almost over.
Huurcommissie procedure step by step
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Choose on Huurcommissie.nl the procedure that matches your rental sector, contract and subject.
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Check whether you must first send a written proposal, cost request or defect notification to the other party.
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Collect the lease contract, correspondence, payment receipts, photos, statements and other requested documents.
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Start the case via MijnHuurcommissie and use the correct form. The other party will receive a copy.
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Pay the fees or, if you meet the conditions, request an exemption.
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Respond promptly to requests for additional information and prepare for a possible property inspection or hearing.
The official page Starting a case describes the filing process and the required forms.
What does a procedure cost?
According to the current costs page of the Huurcommissie, a tenant pays €25 in advance and a landlord €500. A tenant with a minimum income may be able to apply for an exemption. The fees are refunded to anyone who wins completely; if the decision is partly in favour the Huurcommissie can apportion the costs. Fees can change, so check them again at the time of filing.
Investigation, hearing and decision
After a complete application the Huurcommissie may request additional documents. Depending on the procedure an inspection in the property or a hearing may take place. The decision states what assessment was made and what the parties must do next.
Not satisfied with the decision?
A decision by the Huurcommissie is usually binding and counts as a new agreement between the parties. According to Huurcommissie: after the decision an objection can be filed against a chairman’s decision within three weeks. A party can submit the case to the kantonrechter within eight weeks of the decision being sent. The kantonrechter will then re-examine the case; that procedure involves costs.
Have it assessed which route fits before the deadline expires. A general letter in which you only state that you disagree is not automatically the correct procedural action.
When is the kantonrechter the appropriate route?
The kantonrechter deals, among other things, with claims for payment, refund of the deposit, dissolution, eviction and damages. A Huurcommissie dispute can also be brought before the kantonrechter within the applicable eight-week period. See the official information from Rechtspraak on rental disputes.
Practical file checklist
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lease contract, terms and conditions and any amendments;
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written proposals, complaints and responses;
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rent payments, annual statements and underlying invoices;
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photos, inspection reports and a chronology of defects;
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the official procedural conditions and final filing date;
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the desired outcome: rent decision, repair, payment, dissolution or damages.
Frequently asked questions about the Huurcommissie
When can I contact the Huurcommissie?
That depends on the type of dwelling, the rental sector, the start date of the contract and the subject. Common procedures concern rent level, rent increases, maintenance defects and service or utility costs.
What does a procedure at the Huurcommissie cost?
According to the current rates a tenant pays €25 in advance and a landlord €500. An exemption may be possible for someone on a minimum income. Always check the current costs page of the Huurcommissie before filing.
Is a decision by the Huurcommissie binding?
A decision is usually binding and counts as an agreement between the parties. Anyone who disagrees with a committee decision can submit the case to the kantonrechter within eight weeks after it is sent. There is additionally a three-week objection period for a chairman’s decision.
Do I have to contact the other party first?
Requirements vary by procedure. For many requests you must first send a proposal, cost overview or defect notification to the other party and wait for a response period. Therefore check the chosen form and the official procedural conditions.
Does the Huurcommissie handle a dispute about the repayment of the deposit?
No, an ordinary claim for repayment of the deposit does not go via the Huurcommissie. The tenant can address the landlord in writing and, if necessary, involve the municipality or kantonrechter.
Official sources
- Huurcommissie: Starting a case
- Huurcommissie: costs of a procedure
- Huurcommissie: after the decision
- Huurcommissie: social and middle sector
- Huurcommissie: assess initial rent
- Volkshuisvesting Nederland: deposit
- Rechtspraak: rental disputes
Read more about rental disputes
- Tenancy law lawyer
- Rent increase: tenant rights
- Getting your deposit back after the end of the tenancy
- How much deposit may a landlord ask?
- Procedure at the kantonrechter
