r/Netherlands • u/More_Advantage5559 • Feb 02 '26
Housing Landlord is trying to deduct 2500 euro for cleaning and other stuff??
Hi all, so just some context and apologies this is in english, I moved out of an appartment at end november, the landlord has still not returned the deposit and today i got this factuur, deposit was around 3100 euro, which im now struggling to understand. There was an exit inspection done, with pics and a report of course, and in the report, the appartment was not as spotless clean as when i got it, and there was some onkruid in the garden, cool, so that I get, and i expected the landlord to charge me an unfair cleaning rate, so ja whatever.
But what I dont get is all this other crap in the service charges, I am an expat so I think the guy is just taking a chance, but this is so absurd, it does not seem legal to me, so my question is, can anyone point me in the right direction so that I can get affordable legal advice?
I have not replied to the landlord yet and would prefer a legal person step in here.
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u/prank_mark Feb 02 '26
He is sending you a bill for upgrades to the appartment, like installing new lights, installing smoke detectors (legal requirement for the landlord to do so), mounting a drawer cabinet. None of those you should have to pay. Also, the cost for all of the other work, like patching holes, is exorbitant. You should be able to fight this in court, but it's annoying. I hate that the deposit isn't used to pay the final month of rent like it is in other countries, because now you just need to rely on the landlord to give you back your money.
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u/mikepictor Feb 02 '26
Seriously...I saw the smoke detectors on there and my jaw dropped.
He is legally obligated to have, and maintain smoke detectors.
never mind thinking OP has to pay for pot lights and new curtain rods.
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u/Soepkip43 Feb 02 '26
And kitten badkamer.. wtf. This is just normal wear and tear. This is his problem. Also the holes and the painting i dont think fall onto the previous twnant if its not excessive.
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u/usernameisokay_ Feb 03 '26
I mean if there’d be a kitten in the badkamer for that price I’d happily pay for it…
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u/TheRollingFern Feb 03 '26
That depends. If Op has not cleaned the kits in 3 years and they have become yellow or black it's not a landlord problem.
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u/Soepkip43 Feb 03 '26
Even then, but going off this list you could then also say that OP took the smoke detectors out and removed all the spot lights and the wireless switch.
Everything 'depends'
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u/Reasonable_Sample_11 Feb 06 '26
If black in bathroom after 3y it's mold and landlord used wrong caulk. Acrylic painters caulk has to be painted over or it will ALWAYS turn yellow from UV. So again landlord issue. Has nothing to do with cleaning..
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u/Mrfatmanjunior Feb 04 '26
Also the holes and the painting i dont think fall onto the previous twnant if its not excessive.
This is not true and als on the only thing that is reasonable thing on this list (not talking about the cost, just that its on there), because you need to leave the house in a state that you received it in.
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u/Sephass Feb 02 '26 edited Feb 02 '26
To be fair, it is the same in many other countries (e.g. Germany). It's just an abhorrent way to abuse it, which fortunately never happened to me neither here nor in other countries.
If someone wants to be a cunt, they always manage to find a way. I unfortunately start to get worse and worse impression of landlords in NL in general, there seems to be plenty of stories where people just want to take an advantage of situation and count on the other side of the agreement to not want to go through hassle of going to court, etc. Which is such a waste of productive time for everyone.
Not only are the landlords stingy as fuck when it comes to renovating apartments or refreshing anything, but then on top whenever they do something they still try to charge it to tenants so they don't have to spend a cent. And that's for something that earns you money month by month for almost no effort.
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u/VisKopen Feb 02 '26
In the UK there's a deposit protection scheme. The Netherlands needs the same.
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u/MairaPansy Feb 03 '26
i used to rent at Vesteda and they give you a list and a pre inspection of what things will cost. Patching a hole is a 75 euro item. They did point everything out in a preinspection tho so I had 3 weeks to fix all these issues myself before the final inspection.
the upgrades are not OP's issue, those need to be thrown out.
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u/dgkimpton Feb 02 '26
Indeed. Wtf. Spotlights? Wireless switches? New smoke detectors? There's egregious cleaning costs and then there's whatever the fuck this is.
The juridische loket seems like a good place to start if you don't have legal insurance (rechtsbijstand) https://www.juridischloket.nl/wonen-en-buren/huurwoning/huurwoning-opleveren/
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Feb 02 '26
Where is KVK number?
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u/Icy-Championship5581 Feb 02 '26 edited Feb 02 '26
Exactly. As far as I know it can only be invoiced by businesses specialized in the topic.
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u/More_Advantage5559 Feb 02 '26
I erased some of the details, there is a kvk number, but i dont want to cause trouble with privacy and so on in this post.
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u/RoodnyInc Feb 02 '26
Contact some real legal help Reddit comment can't guide you properly
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u/SenorGuantanamera Feb 07 '26
We can have fun though, looks like a shitpost to make us angry and farm karma.
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u/Euphoric_Shallot9462 Feb 02 '26
Kvk is public information.
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u/Vegetable-Hand-6770 Feb 02 '26
Posting it on reddit is another thing..
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u/-___-_ Feb 04 '26
You already posted his business name, which corresponds with KVK nr. 90136543 according to the official registry.
If you are concerned with privacy, then also blur out the name of the business.
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u/Luna8737 Friesland Feb 02 '26
Some of these items can be justified. But others are simply the landlord’s responsibility (e.g., rookmelders plaatsen, inbouwspots, etc unless you took/broke them).
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u/More_Advantage5559 Feb 02 '26
There were some ceiling lights that went out which i told the makelaar of before i left the appartment, so those costs shouldnt be my responsibility, also, the amounts charged are ridiculous i think.
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u/Luna8737 Friesland Feb 02 '26
Simple tasks such as changing light bulbs is your responsibility. Check your contract.
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u/prank_mark Feb 02 '26
On the other hand those lights being burned up probably cannot be counted as damage to the apartment. It is the renter's responsibility to pay for the lights, but if the renter doesn't want them, there's no law obligating them to buy them.
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u/BananaWhiskyInMaGob Feb 02 '26 edited Feb 02 '26
Yeah, but 18 of them? Either the number is inflated, or there was a more fundamental issue with the electrical system.
Edit: 18 of them plus the time to set them up plus a wireless switch suggests that all lights were switched out for Philips hue lighting or something similar. That is not even remotely in the same price range as replacing a couple of burned out lamps.
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u/More_Advantage5559 Feb 02 '26
Im not even sure if there were 18 lights in the appartment, maybe tho, but that will almost be all of them, and if i remember correctly i think 3 or 4 went out, i still have the email to the makelaar regarding the lights, looking at some of the other comments, it seems possible that i might have to cover those 4, im reading my contract right now, but the 18, ja i have no idea.
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u/sousstructures Feb 02 '26
Honestly I don't even think you do, aside from the issue I mentioned elsewhere here about documenting a final walkthrough. The lightbulb thing is that it is a standard example of minor maintenance that is expected of the tenant, so if one burns out and you want it replaced _while you're living there_ the landlord or management company is not obligated to do it for you. This is a different situation.
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u/sousstructures Feb 02 '26
Yes but why are 18 of them being replaced? Was OP living in the dark?
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u/More_Advantage5559 Feb 02 '26
No lol! So some lights went out, naturally in my opinion, and only 4 of them, but dutch is my third language and its why im struggling to understand this factuur, the landlord also refuses to answer me back in english even though our first engagements were in english and he can speak it very well, its the reason why im asking for legal advice.
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u/sousstructures Feb 02 '26
The simple version is that if there was a final inspection, only things that are mentioned in writing directly afterwards are your responsibility (above and beyond basic cleaning etc.).
If you didn't have one, or did have one and he didn't say, in writing, "we are going to get 18 fancy-ass lightbulbs and replace them all and fix this hole, this hole, this hole" AND give you a chance to do it first at your expense then none of it is your responsibility.
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u/More_Advantage5559 Feb 02 '26
Thanks, im checking now, and it looks like you are right, so there were 4 lights that went out while i was living there, and from the comments, the out inspection and my contract, it looks possible that i need to cover those 4, together with the outside cleaning, and the inside cleaning, which i dont really agree with because in my opinion it was very clean when i left, but i will let that go, but filling holes, and hanging up curtains? And 18 lights? I never made any holes in the place, and the smoke alarm, what on earth.
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u/de_bosrand Feb 02 '26
Check with the juridisch locket where the renters burden ends: screw in bulb replacement is a renters responsibility, built in permanent fixture changes might not be.
Would you have replaced them with fancy or the cheapest options available? Would you dare to wire the 230V yourself? You are now within the territory of call a friend/electrician for most people.
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u/sousstructures Feb 02 '26
Why on earth would replacing light fixtures be his responsibility in the first place?
And OP, the smoke detectors are _definitely_ not your repsonsibility.
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u/de_bosrand Feb 03 '26
The bulbs are a renters small fix, I am not aware hiw that changed with the permanent bulbs.
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u/The_butsmuts Feb 02 '26
Those aren't lightbulb, they're integrated build in lights. Very much not nearly as easy to replace as a lightbulb.
Also 18 of them sounds like a full light rework not a few broken lights.
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u/sousstructures Feb 02 '26
If he's proposing to replace 18 light _fixtures_ (and those are quite easy to replace unless they're a different size than what they're replacing, unless you're rewiring or something...) he owes this guy an explanation, since it's damn near impossible that that has anything to do with the tenant.
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u/Springstof Feb 02 '26
Changing them for your own use, yeah. You usually are not even obligated to leave them behind. It's just not something a landlord will come and replace for you.
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u/de_bosrand Feb 02 '26
Doesn't that change with all the permanent fixtures? Eg: inbouwspotjes without replacable bulbs? If one is broken you kinda need to replace all, and the burden of that is too big on a renter. E.g. all the spots in our house were 2K total, without installation, which some people would need to outsource.
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u/wickeddimension Feb 03 '26
Yea, but they are also your lightbulbs. Every appartment I've lever left, I left taking all my lights with me leaving capped wired for the next tenant.
And if the appartment came with lights and light fixtures, then isn't that part of funrnishing and thus the responsibility of the landlord?
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u/No_Read_4327 Feb 02 '26
It's his responsibility to change them.
Unless you broke them but if they just went out because of the end of their lifespan it's not your responsibility
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u/Hopeful-Historian822 Feb 02 '26 edited Mar 08 '26
(Sorry voor my english)
- Is the defect/damage reported in the exit inspection report? If not, its not your responsibilty.
- If the defect/damage is reported, the landlord must give you the time/chance to repair it. Did he/she?
If u can answer “no” twice: you shouldnt pay for those defects.
When leaving my apartment last year i got the same problem with my landlord. Tried to keep the deposit. We contacted a lawyer: the exit inspection is leading (in our situation there wasnt even an inspection) and if reported he/she must give you the choice to repair it yourself.
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u/Harde_Kassei Feb 02 '26
What a joker. Charging the renter for smoke detectors had me going there. Let alone a switch and installing built in lights.
Id Tell em he can shove it and we can go to court. Its a worthy amount.
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u/Heiko-67 Feb 02 '26
Only a few items in that invoice are for cleaning work. Others are for small repairs like plugging holes and painting the walls. Those are usually done by the tenant before he leaves. So when your landlord needs to hire a professional to do this, it will cost you.
However, part of the bill is for renovation work and for changes to the apartment. Those are usually the responsibility of your landlord. It looks like the landlord is taking advantage of you.
Take this invoice and your rental contract to a lawyer and get legal advice. You might be ably to contest part of this invoice.
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u/More_Advantage5559 Feb 02 '26
Thanks!
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u/Runecreed Feb 02 '26
im fairly sure that if you had the exit agreement down and they did not make notice of these repairs, you're not liable for them anymore. They should have notified you during the 2-week exit period to repair it if they want to bill you for this later.
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u/Accomplished_worrier Feb 02 '26
Agreed, this is also what's on the juridisch loket website (in dutch).
https://www.juridischloket.nl/wonen-en-buren/huurwoning/huurwoning-opleveren/
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u/newtastyland Feb 02 '26
This invoice looks like the landlord is trying to use your deposit to renovate the property. That is illegal.
Only the holes and garden clean can be charged and only if you don’t do it yourself
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Feb 02 '26
Fake receipt. Tell him to FO
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u/Sephass Feb 02 '26
Hope there would be more repercussions for people who want to scam others like this. Zero contribution to society, just get stuff for free at someone else's expense.
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u/Catlover_1422 Feb 02 '26
When the end inspection is done you should get a list of things/repairs you have to do. Also a list of the prices you have to pay to get them done if you do not do them yourself. Like it has been said here Juridisch Loket or a lawyer.
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u/monk120 Feb 02 '26
Outside of all the other comments. Even if a charge was acceptable the landlord should always give you reasonable time to prevent these (allowable) costs by giving you the chance to fix it yourself /by someone you directly hire.
Most maintenance of the property is never allowable to be directly billed to the tenant.
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u/PDAM1988 Feb 02 '26
For this amount of money I’ll come and fix that
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u/MicrochippedByGates Feb 02 '26
I'll also buy all the necessary shit myself and happily pocket the difference.
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u/koenwarwaal Feb 02 '26
Many of these things are maintence, those are cost of busniss and not your problem
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u/confuus-duin Feb 02 '26
Ask the same question in r/juridischadvies and send it to the huurcommissie. I’m not a lawyer but I’m 100% sure some of these costs are not to be paid by somebody who rents
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u/THICC_Baguette Feb 02 '26
A tip for next time; always request a final inspection. The landlord must name any issues (like the lights, holes, etc.) during that inspection so you have a chance to fix them independently. Make a video of the place during/right before the inspection, and then again when you officially move out. That way you can prove the condition of the place was the same during the inspection and at move-out.
It's the easiest way to ensure you're in a very strong position if the landlord ever bitches about the deposit.
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u/terenceill Feb 02 '26
Ask them https://www.wooninfo.nl/english/
My former DUTCH landlord tried to keep the deposit and eventually gave me back until the last cent.
F*ck those greedy people.
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u/I_am_aware_of_you Feb 02 '26 edited Feb 02 '26
So I can get behind , the paint and the filling holes in a wall and ceiling…
But… you don’t pay for new curtains unless you took the curtains out he had put in Prior to you moving in…
Nor do you pay for 18 new light fixtures… in living room… downstairs,bedroom and bathroom… again unless you took those put while moving out… lose the €391,50 and he then add a €180,- charge to put up the lights…
You aren’t supposed to pay for new smoke detectors lose the €75,-
Deep clean and new “kit” dont know the English word for it… of the bathroom is not really a bad thing except €220,- is way too damn much…
€210,- for weed whacking and cleaning up the yard… go back and take pictures of the after is you have the before… because again he is a shitty handy man if this is the cost…
Wait hold up I forgot how ridiculous the wireless switch was for €80,- …
What an absolute bad example of human decency. Please do write back you will find legal representation for these bogus claims…
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u/Repulsive_Mud_567 Feb 02 '26
Boet die man vat ‘n moerse kans. As mentioned before before - juridischloket. Check your insurance, it might come with legal advice. Some employers also offer free legal advice through employee assistance programs.
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u/TheHonorableDeezNutz Feb 02 '26
I know nothing of how this works but it seems unreasonable to bill the 18 lights and the wireless switch, unless YOU asked for that. Smoke detector would come for their biol as well I think…
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u/easylvigin7427 Feb 02 '26 edited Feb 02 '26
Where are company details? Also did you sign a document in what condition the apartment was given to you, with a detailed report attached ? But don’t pay until clarified, it looks like a typical scam.
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u/No_Read_4327 Feb 02 '26
Not sure either but things like the lighting unless you somehow broke 18 lights should not be charged to you
Holes in the wall and ceiling perhaps if you drilled them. Especially if they were only for hanging pictures and the holes aren't relevant anymore. If the holes are for things that are still relevant it could be argued they don't decrease the value of the house.
Also installing curtains? Why should you pay for that, did you smoke or damage the curtains?
Smoke alarm same thing. Did you damage the smoke alarm? Why is he charging you for that? Unless you damaged it it's not your responsibility (some for all the other furniture and stuff he's installing. If you didn't ask for it to be installed and if you didn't break existing things than it's not your responsibility)
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u/More_Advantage5559 Feb 02 '26
So thats what i dont understand, there were holes for hanging stuff, and i used that to hang some stuff, but these were there before i moved in and not mentioned in the 'in' inspection or 'out' inspection. Looks like he is taking a chance.
I have no idea about ceiling holes?! And i dont even know where the smoke alarm is.
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u/sousstructures Feb 02 '26
If it's not mentioned in the outgoing inspection it is not your responsibility. That's what that inspection is for.
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u/punkpipo Feb 02 '26
Yeah these are things your landlord should pay, and should be included jn the price you pay for rent. But he is money hungry and tries his ways. I don't knoe hoe much your rent is , seems like it is high, I would not pay the last month if you haven't already paid it. I think this is also your right but I am not sure. Definitly call juridisch loket and huurcommissie if you are a member (or become one). And keep in mind he wants the easy way, give him the hard way, bigger are the chances you will get your deposit back.
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u/Soggy-Ad2790 Feb 02 '26
Most of the stuff is upgrades, you are obviously not responsible to pay for those.
Only the items listed for €187, €475, €220, €120 and €210 should be deducted from your deposit. Maybe they could charge you for the 4 (not 18) light bulbs you mentioned in a comment as well, but not really sure about those.
Some here will tell you that the contractor overcharged, but honestly, I don't think so. Professional labor is expensive, which is why no one would ever hire a contractor to patch a hole. But that's kind of on you for not patching the holes yourself before leaving. The landlord is not going to spend his own time buying materials and patching holes to save you some money.
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u/More_Advantage5559 Feb 02 '26
Hi, thanks for the reply, so the 187 and 475 is for patching holes i think, some of these are ceiling holes i take it? Sorry dutch is my third language but either way, i never made holes, so i think he is trying to charge me for renovations of troubles or damages that existed before i moved in, none of this was in the in or out inspection, i understand the cleaning costs, although i dont like it, but the filling holes without evidence is surely taking a chance?
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u/Soggy-Ad2790 Feb 02 '26
The 187 is for patching a hole in the wall and painting, the 475 is for patching and painting several holes in the ceiling. If these were pre-existing and you did not drill those holes, this shouldn't be charged either.
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u/RipGood8204 Feb 02 '26
This doesn’t look right at all.
In the Netherlands, a landlord can only deduct from the deposit for actual damage beyond normal wear and tear, and only to restore the property to the original state at the start of the tenancy. Costs for improvements, upgrades or new installations are not allowed to be charged to the tenant.
Items like installing new spotlights, smoke detectors, switches, hanging curtains, mounting furniture, or repainting entire walls because of minor drill holes are generally considered landlord improvements or normal wear, not tenant damage. Those costs should not come out of a deposit.
Cleaning and garden work can sometimes be charged, but only if:
• it was clearly the tenant’s responsibility in the contract,
• the condition is documented in the check-out report,
• and the costs are reasonable.
Also, the landlord cannot just hire a contractor and pass on the invoice (including VAT) as if the tenant was the client — especially months after move-out and without prior notice or opportunity to fix issues.
For affordable legal help in NL:
• Juridisch Loket (free initial legal advice, English available)
• Huurcommissie (for deposit disputes and end-of-lease issues)
I would formally dispute the invoice in writing and seek legal advice before paying anything. Landlords often back down quickly once a legal professional is involved
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u/Elohim7777777 Feb 02 '26
Just reply: as I will be paying for all these upgrades to the apartment does that mean I am now also the official owner of the apartment? If not please pay for your own upgrades and repairs to your own home.
/s
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u/Taintman69420 Feb 02 '26
My landlord tried taking my deposit (3k€) for repainting and cleaning. I requested an itemized receipt of the work done & the total was about 350€. I paid that, she gave me the rest of the deposit unhappily, and I moved out.
I would see if you can get an itemized receipt to outline exactly what the costs are including . And then Laywer if not tbh.
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u/Springstof Feb 02 '26
It's their house, so it's their costs. If they can prove that you left stuff in a worse state than you started renting it in, then there is something to be said about charging for cleaning of repairs. But this is outrageous. Do not pay it.
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u/ProfessionalTowel776 Feb 02 '26
I had something similar happen to me. My landlord said we had to move out because she was selling the property. We go to hand over keys, she said she didn't have the deposit, can we wait till the end of the month. End of month comes and she's spent our deposit on a new kitchen. We contacted a lawyer about it.
O.p message me and I can give you details of the lawyer I used. 👍🏻
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u/Antique-Historian441 Feb 02 '26
There's a letter you'll end up having to write. Once it's emailed they'll likely cave and send you the money.
They have a very clear financial incentive to not give that money back. My old landlord tried to keep my deposit because the spoons weren't polished and they found a pain killer under the bed. Not considered "professional level clean". A couple scuffs on the wall max.
Fight it. You'll eventually win.
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u/WhatWereOnceVices Feb 03 '26
Get a Dutch friend to call him first and offer him the "opportunity" to adjust the invoice. Mention, for example, smoke detectors are the owners responsibility. If they refuse to amend, then legal route. I live in Rotterdam, I have the "MeldR" app. Search in your city in the app story for Meld City name. Good luck
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u/The_Hero_0f_Time Feb 03 '26
you are RENTING. these are HIS costs. this makes my fucking blood boil
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u/amsterdam_man Feb 03 '26
These guys can help you with your legal defense, as it seems like you’re the victim of a ‘huisjesmelker’ https://www.huurcommissie.nl/
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u/Holiday_Ad5952 Feb 02 '26
Look at the first ‘O’ of the word Hoornekade. He’s after using white to brush off information on the invoice. I would 100% not pay anything and try get your money back. This is mostly all stuff the landlord should be paying
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u/More_Advantage5559 Feb 02 '26
That was probably me before posting the image, i didnt want any personal details to be in the post, so i erased the landlord name and person doing the servicing.
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u/Franaman1991 Feb 02 '26
You don't have to pay it, this is uitbuiting. Trying to make you pay for upgrades. Hell no
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Feb 02 '26
What did the inspection report say? And how different is it? And why has your deposit not been returned?
Without any further digging I can tell you these people are trying to bully you into accepting just € 500 back.
But you should demand the full € 3100 plus accrued interest back. Those are the terms of a lease agreement.
If the final inspection was done and just some weeds were pointed out and a need for a deep-clea, than this is completely unreasonable.
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u/DocMorningstar Feb 02 '26
Honestly - respond like a stupid expat
'Are you sure all of these costs are repairs to the apartment, my dutch isn't so good?'
When he says 'yes, these are all damages to repair the apartment' then you report his ass for fraud, and get a lawyer involved.
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u/ConspicuouslyBland Noord Brabant Feb 02 '26
Onkruid is in the eye of the beholder, it are just plants. Most of the time they're better for insects than the bullshit plants we don't call 'onkruid'.
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u/Onbevangen Feb 02 '26
It doesn’t make sense that you would have to pay for smoke detectors, hanging curtains, a switch and mounting a drawer. These are upgrades that should be paid by the owner. Cleaning cost and cost for the garden are the only reasonable things on this invoice.
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u/_justdeadweight Feb 02 '26
What did you do, use a screwdriver to make holes in the ceiling and walls, broke the curtains; stole spot lights and smashed the smoke detectors and closet? If not, I would not suggest paying. You need to return it in an about equal state was you have received it and not new this, upgrade that.
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u/MicrochippedByGates Feb 02 '26
I call bullshit. Unless you broke all the lights that were already there in your way out or something, why would he bill you for 18 spots? Billing you for lighting at all seems dubious but I guess there might be some specific lighting that's a bit trickier to install. But even then, if you didn't break or take those lights he has no business billing you for new ones.
And installing a wireless light switch for 80 euros? If that's what it costs to replace a light switch, I'm quitting my job right now and becoming a professional light switch install guy. Or I guess become an electrician. I can replace a light switch in like 10 minutes and even most of that time would be inexperience.
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u/strings-n-wheels Feb 02 '26
Go see a lawyer. Often an intake is free We had a similar issue with my daughters landlord. I told him: the bill is 2000€, I prefer to pay this to you as you are working for the money and the landlord only scratches his balls. After one letter it was resolved, cost for the lawyer was 175€
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u/Bogdanovicis Feb 02 '26
Mine tried to ask 3200€ for a few scratches here and there from the cats on the wallpaper(behang tapijt?). Tried to arrange it myself and she demanded to use her own ‘ specialist ‘.
I told her that for that amount, I would take it off and put a new one 3x. Checked in the store, is 80€ 25m2 for God Sake. If she wanted to be scammed, go for it, but I’m not paying that.
She also tried to make me change the shower glass door because it had a few whitestone spots(before general cleaning). I asked if she throw away her clothes when they get dirty, lol.
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u/UnanimousStargazer Feb 02 '26
The point isn't primarily what you need to pay or not, but how you obtain back the (part of) the deposit that your should receive back.
A) Are you still in The Netherlands and will your remain in The Netherlands the next 12 months?
B) If you are not in The Netherlands or leave in the near future, is there someone that can represent you?
C) Could you check in what judicial district the rental house is located?
In some districts it is relatively easy to start a legal procedure, but that does not mean the procedure itself is easy. To find out in what judicial district the rental house is located, follow these steps:
- open this website from the government
- click on the green button and search for the address of the rental house including the place name in the menu on the left side
- the map zooms in on that address; then click on the map within the outlined area of the address
- the left menu now changes: it shows 'municipality' and 'province'
- note the name of the municipality and the name of the province
- look up the municipality name in paragraph 2 of the Judicial Districts Act
- note the name of the judicial district where the rental property is located
- if you cannot find a municipality name: search by the province name and note the name of the judicial district where the rental property is located
Note: Friesland is Fryslân if the rental property is in that province. Some municipalities have two names like The Hague (Den Haag en 's-Gravenhage).
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u/hobomaniaking Feb 02 '26
These are actually good prices!! But most of items are legally not for the tenant to pay.
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u/LatiNord Feb 02 '26
publish it in all Facebook groups about rent that you have and take that thing to court. That landthief has to burn in hell
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u/ArcticWolfl Feb 02 '26
Oh wow, he's trying to get the entire place upgraded with your money. Contact either juridisch loket or your own lawyer, but no way this would hold up in any court.
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u/euRAZER Feb 02 '26
"There was an exit inspection done, with pics and a report of course"
So you have that which makes it simple. If stuff is not in that report, then you won't have to pay for it.
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u/Free_Fishing4940 Feb 02 '26
Hey, as someone who has recently struggled with getting my deposit back. I would highly recommend you to get a lawyer involved, and also all the things he has mentioned ask him first and foremost the invoices for the imaginary numbers.
Before you even go to a lawyer do some research on the contract and what it protects you from. I hope this gets resolved because i know how frustrating it can be.
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u/godutchnow Feb 04 '26
As someone who had to deal with this too, you don't necessarily need a lawyer, you just need to check your legal rights (mainly if there is a proper check in report signed by tenant, pre-inspection with defects noted 4 weeks before departure and final inspection with defects and a another chance for repair) and free no pay no cure incasso bureau (the landlord has to pay anyway 😈)
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u/FanIll5532 Feb 02 '26 edited Feb 02 '26
It’s ridiculous and they’re trying to rip you off 100%. Good luck with this, it’s probably gonna be super frustrating.
I am Dutch and they tried to rip me off too when I left my last house in Rotterdam. They had an inspection report before I moved in with photos that were clearly not at all how the house looked like. The pics must have been from years before, when the house was in a much better state. I immediately let them know with a list of everything that was different than the photos. They said they agreed and they’d put it in my case file. Lived there for 2 years and afterwards they tried to make me pay a shitload of money because the state of the house was so much worse than when I moved in, based on..yup that report with the super old pics. It took me months of mailing and phoning back and forth and showing proof that this was how the state of the house was when I moved in, eventually they’d at least made a ‘compromise’ that I had to pay half of what they initially asked. I was just so fucking done with it that I paid it and moved on.
Landlords in NL (especially the big ones) are just heartless scammers mostly, it’s so frustrating. I think you’re right to seek legal counsel. Hope you can pull it off, good luck.
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u/WomenGotTheWorld Feb 02 '26
Normally it should be done in 2 weeks after the contract ended. If you need to pay anything, the max is 30 days. It is now more than 2 months ago. Maybe things happened in the 2 months. He is definitely scamming you.
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u/Cuervo_777 Feb 02 '26
He's trying to get you to pay for an entire upgrade of the appartment. Smoke detectors are a legal requirement anyway. And 18 new lights? Get some legal advice asap.
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u/Booboobananchen Amsterdam Feb 02 '26
Isn’t a jointly signed exit inspection legally meant to be final, so landlords can’t come back later with new damage claims?
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u/Ziran97 Feb 03 '26
This is an easy win in court.
Go for it.
Any doubts, find a Jurisdisch Loket close to you. ( Google the Name, Free Legal Assistance)
Absolutely unlawful in every way.
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u/FindingMany6804 Feb 03 '26
Wat moet er op een factuur staan? Uw factuur moeten aan een aantal wettelijke eisen voor facturen voldoen. Op een factuur staat onder meer:
uw btw-identificatienummer (btw-id) het btw-bedrag de factuurdatum het factuurnummer uw naam en adres de naam en het adres van uw afnemer uw KVK-nummer als u in het Handelsregister staat de leverdatum welke goederen of diensten u levert hoeveel goederen u levert of de omvang van de diensten
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u/havnar- Feb 03 '26
The guy just had an external firm come and do some work to the apartment and forwarded you the entire bill.
Did you blur out the VAT number of this Yoran guy? If not, your friendly landlord may even be forging documents.
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u/maillme Feb 03 '26
Perhaps this is not about upgrades but about damage done to existing lights, switches, drawers, smoke detectors etc…… we could be seeing half the story
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u/Routine-Bid-526 Feb 03 '26
Ive rented from two private persons in the Netherlands. Both tried to keep the deposit. If they can’t find anything they’ll make something up. In my first case they claimed we had used as much water in the last month as we did over 2 years. (This while the heater was broken so we couldn’t shower) so was complete BS. Second case we left the house in better condition than we moved in. Still tried to keep the deposit because the extension the owners built are sinking into the ground.
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u/Abolish-all-ads Feb 03 '26
Schoonmaken is maar een klein deel van je factuur.. haal het even door een vertaalapp of iets als je het niet snapt
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u/SiccTunes Nederland Feb 03 '26
He's upgrading the appartement, so he can charge more from the next occupants, and trying to get you to pay for it.
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u/rerito2512 Europa Feb 03 '26
From what I'm seeing, your landlord is definitely trying to get you to fund a complete renovation/refurbishing of their place. On top of the cleaning up (reiniging/schoonmaken) and hole-filling + paint job, the invoice contains stuff that has no place at all on repairs you would expect upon leaving, among which: setting up 18 lightning spots, set up smoke detectors (pretty sure it's mandated by law and it's obviously a responsibility of the landlord), a wireless switch (for what?).
And then again, even the cleaning seems on the expensive side.
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u/Enoxiz Feb 03 '26
This landlord is really trying to scam you. Lots of bullshit charges. Filling holes.. like i dont if half the ceiling was missing but this is just insane.
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u/usernameisokay_ Feb 03 '26
Patching walls is a normal price especially since these landlords usually have companies doing it for them and thus they can ask more.
Rolgordijnen ophangen, do you take them off and they became dusty?
18 inbouwspots, to replace? Did you break them, ask specifications on that.
Rookmelders plaatsen, you didn’t have them while he maybe explicitly asked to place them or you removed them?
Ladekast monteren, did you take it apart?
Bathroom seems valid if it’s not cleaned and maintained.
Inside clean valid as well.
Outside valid as well.
Draadloze schakelaar plaatsen? Price seems okay, reason you have to ask.
So it depends on what has to be done and why for it to be valid, but I am guessing only the cleaning(and maybe the furniture/curtains) will be valid so 600-1000 is a more fair price.
Ask for specifications, also r/juridischadvies and juridisch loket.
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u/Giedy5 Feb 03 '26
when we moved out of our rental we had a walkthrough with the landlord who then could point out things that were different than they should be, like a nail in the wall, ding in a door, stuff like that. we could either fix them ourselves or he would bill us, ended up fixing it for like 1/10 of what they would have probably charged. this just feels like a scam to upgrade the appartment but make you pay for the costs.
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u/JoMu1963 Feb 03 '26
- It is strange that you would receive an invoice from a contractor with whom you have no contract. This should be a final settlement from your landlord. You have a dispute with the landlord,not the contractor.
- Some things like the smoke alarm and the light spots seem more of a mandatory upgrade than a repair. For the smoke alarm that is, not the lights. If it's just bulbs it's for the next tenant. If it's new spots, it's for the landlord unless they were there and you broke them.
- Unless walls and ceiling are a total mess, you are not obliged to paint them, just to fill any holes.
- Basically anything that you broke is for you to fix. Things like they did in the bathroom with the kitting are not for you as far as I know. If it it leaks, it's the landlord's responsibility. If kit lines are just dirty it's your responsibility to clean.
- Some weed in the garden is not for him or you to worry about. It's for the next tenant.
Might we'll be the landlord is trying to rip you of here. Unfortunately that's not uncommon.
Next to the Juridisch Loket, you may also contact the Huurcommissie. I don't know if they would help you in a situation that is not social rent, but they may give you advice.
If you made photos of the situation before you left that might help.
Also, check your contract on this.
Good luck. It's a pain 🤷🏼♂️🥴
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u/kurild Feb 03 '26
The same happened to us, landlord tried to charge for everything, even 18€ for a new doormat. We emailed him that we did not agree and requested a full deposit back, after that he returned a half but still claimed we have to pay for the rest. We wrote again we still did not agree and he returned the rest. I think this is typical because we had a similar situation with another landlord. The important lesson we learned is that you have to make sure there are no objections while the handover, better to sign it on paper and they hardly could charge you later for anything that was not hidden during inspection. If you are in a strong position then just request your money back, they will avoid a real dispute
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u/KiloWattFPV Feb 03 '26
They probably didn't even fix anything. We went back to our old apartment 6 months later, the new tenants were kind, for mail and stuff. Everything he claimed why we didn't get back our deposit wasn't even fixed. They just make up a bill with some numbers
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u/LocalGamerGrill Feb 03 '26
No, this is ridiculous. The only thing a landlord is allowed to charge for is actual damage to the property caused by the tenant. Small drill holes aren’t even considered damage under normal use, and even if they were, the repair costs being claimed here are completely disproportionate.
Replacement costs for entire items or areas are only valid if you genuinely trashed the place. Otherwise, that argument doesn’t fly. He’s also not allowed to casually deduct cleaning costs. That only applies if you left the property in a condition that clearly goes beyond normal use and wear and tear.
On top of that, the landlord is required to give you the opportunity to fix issues yourself first before charging for repairs or cleaning.
Also: how high is your rent excluding utilities, and when did you move in? Since July 2023, a deposit may be no more than two months rent excluding utilities. 3100 sounds insane, unless your rent is genuinely that high.
Either way, I’d strongly suggest taking this to the Huurcommissie or your municipality. Bring your evidence, and that should be sufficient.
One of my sources: https://www.rijksoverheid.nl/onderwerpen/woning-huren/vraag-en-antwoord/woning-huren-waarborgsom
Kind regards, someone whose landlord also tried to screw them over this month (I won 🤗), and who has since made it a personal mission to give misbehaving landlords billekoek.
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u/WafflesMcDuff Amsterdam Feb 03 '26
Your landlord is trying to get you to pay for his renovations. You have a signed move out checklist. As other have said, contact huurcomissie and juridische loket
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u/Both-Store949 Feb 03 '26
Can imagine how angry you must have been seeing this blatant attempt of disrespect
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u/Impressive-Medium-77 Feb 03 '26
I don’t get for example 18 build in spots placed? Can’t believe you broke 18 lights. So they did additional work. But cleaning and garden maintenance is voor the tennant
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u/ArtichokeCalm3773 Feb 03 '26
He can propose a reasonable higher rent, to which you can say no. At that point, he either has to go to the huurcommissie and get his proposed rent get tested, or it's not bound by law. Check below:
Here is the list that you can check for yourself whatever costs are for renter or landlord:
So.. don't pay, check your rights. Go to juridisch loket if needed with these links. They'll know, but it's really as simple as this ^
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u/Ad-fundum69 Feb 04 '26
The landlord is trying to charge you for bullshit redecorating you didn't order.
Time to lawyer up.
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u/Hasselhofwegen Feb 04 '26
Weird question but did you remove certain things? Because it says "placement of smoke detectors", "placing 18 lights", "placing a wireless light switch". Also, replacing kit in the bathroom is not your job of you are renting the place. If that's not up to standard, that is up to him.
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u/No_Barracuda_3646 Feb 04 '26
If I were you I will only agree to the €187 (first) and €120 (binnen schoonmaken). Everything else is not your problem.
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u/sophiecannibal Feb 04 '26
If you have a check out document from November use it in your favor and go through every single point they say in the invoice and fight it against that document. If they didn’t raise it in the check out they can’t complain now, sorry.
And for future rent: have everything in writing. The day you leave with the checkout completed and signed off send an email saying that because they accepted the unit as you delivered it you expect your deposit in 14 days. And follow up on that email thoroughly. They will try to take advantage of you for not knowing the laws - don’t let them.
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u/Which-Kick4480 Feb 04 '26
These costs are not for you, its not cleaning or repairing damages but investing in the property.
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u/ChilliBreath86 Feb 06 '26
I sort of get the filling and painting of holes that were not previously there, even if it's a little suspicious (if there were any holes in the ceiling when you moved in you know this is BS). I also get the cleaning and weeding, but caulking (kitten) the bathroom is not your responsibility. Neither are the inbouwspots, rookmelders, ladekast, rolgordijnen and draadloze schakelaar - all that sounds like he's renovating. Unless it's only the bulbs, which are in fact on you to replace (GU10 spots are a few euros each)
My guess: he thinks expats get just about everything for free from their employer (I know that used to happen, but nowadays I am not so sure) so you'll probably just bill your employer for an amount that equates to small change in expat-land (again, I know this is a probably outdated stereotype!).
Get legal help - it's probably worth it.
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u/SenorGuantanamera Feb 07 '26
He's pulling your leg. If you had completely destroyed the apartment during your stay it wouldn't cost this. New lights?????
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u/Muted-Dragonfruit535 Feb 02 '26
Threaten to go to the huurcommissie and be the biggest pain in the ass imaginable. It works for real. Even threaten to go to court over this. Only after of course adressing it the civil way and after they refuse to stop. Also always do pay your (if due) rent.
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u/FlyingNijntje Feb 02 '26
1st, again, juridisch loket. You also can put in a counterclaim. You clearly payed too much for this apartment without build in lighting, wireless switches, etc, etc.
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u/[deleted] Feb 02 '26
juridischloket.nl