Rental deposit in the Netherlands: the rules and getting it back

How much deposit can a landlord ask?

For rental contracts signed on or after 1 July 2023, a landlord may ask for a deposit of at most two months' basic rent (rent without service costs). For contracts signed before that date the limit is three months' basic rent (source).

A landlord who asks for more is breaking the Good Landlordship Act (Wet goed verhuurderschap). A very high deposit asked before a viewing is also a common sign of a scam (how to spot a rental scam).

When must the deposit be returned?

• Within 14 days after the tenancy ends, if nothing is deducted.
• Within 30 days if the landlord deducts costs, for example for damage or unpaid rent. The landlord should be able to explain and support those costs.

Normal wear and tear from ordinary use is generally not a reason to keep part of the deposit.

How to protect your deposit

• Make an inspection report with photos when you move in, and ask the landlord to sign it.
• Report defects in writing during the tenancy.
• Do a final inspection with the landlord when you move out, and photograph every room.
• Keep your contract and proof of the deposit payment.

Landlord not returning your deposit? Do this

1. Ask for it in writing, with the date the tenancy ended and your bank account number. Send it by registered post or email and keep a copy.
2. Send a formal reminder (ingebrekestelling) with a short final deadline if there is no response.
3. Report the landlord to your municipality's reporting point for unwanted rental practices. Every municipality has one since 1 January 2024 (source).
4. Get free legal advice from Het Juridisch Loket or a tenants' association.
5. Go to court (kantonrechter) as a last step if the landlord still refuses to pay.

The Huurcommissie handles disputes about rent and service costs.

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Frequently asked questions

• What is the maximum deposit for a rental in the Netherlands?

  For contracts signed on or after 1 July 2023, at most two months' basic rent. For older contracts the limit is three months' basic rent.

• How long does a landlord have to return the deposit?

  Within 14 days after the tenancy ends, or within 30 days if costs are deducted.

• Can my landlord keep my deposit for normal wear and tear?

  Normal wear and tear from ordinary use is generally not a reason to keep part of the deposit. Deductions should be explained and supported.

• What can I do if my landlord does not return my deposit?

  Ask for it in writing, send a formal reminder, report it to your municipality's reporting point, get free advice from Het Juridisch Loket, and as a last step go to court.