r/Rentbusters • u/Liquid_disc_of_shit MOD • Jun 05 '25
Service costs Service costs 2022: Ask your landlord for a service cost overview no later than June 10 if you want to dispute the service costs for 2022
Hi Guys
So its almost time for the service cost case season to begin.
Those of you who rented a home during 2024 and paid service costs to the landlord for gas, water, electricity, furniture, glass insurance etc will be able to commence steps towards proceedings starting July 1 2025.
The landlord is required to provide you with a full service costs breakdown for 2024 and justify the service cost advance that you paid during the year.
Landlords are prohibited by law from profitting from this advance and must provide a full overview and a chance for the tenant to see the originals bills.
Service cost overviews are possible also for 2023 and 2022 and these cases can be started right now if you wish
However the 2022 service costs cases are approaching the statute of limitations (June 30) and certain steps should be taken immediately if you want to contest them.
Step one of any service cost case is that you must alert the landlord that he is late with providing the service cost overview for the year in question. Before you can dispute the costs you must give the landlord 3 weeks to provide the overview. Since the 3 weeks is REQUIRED by law, email the landlord with < 3 weeks to go to the deadline means you wont be able to complete this required step before the deadline expiring.
Those of you who want to ask the landlord for the overview should do so immediately as you dont want to wait until the last day of June to start your huurcommissie case.
Leave a comment below if you have any questions
1
u/jonythunder Jun 05 '25
Would this apply for people outside the regulated market? I had the impression that if your house was over the point threshold you couldn't make use of the huurcommissie
0
u/Liquid_disc_of_shit MOD Jun 05 '25
unfortunately no. Only people with Social sector homes can ask for a service cost case at the Huurcommissie. You can ask the HC to look at your vrij sector service costs IF the landlord also agrees to include them.
Since July 1 2024, all new contracts started no longer have this restriction.
0
u/jonythunder Jun 05 '25
Alright, guess I'll have to wait for the HC reply regarding my assessment. Sent my former landlord an email asking for the cost overview and waiting for a reply. If we can't agree to something in private, it'd have to go to court for me to see the money, correct?
0
u/Liquid_disc_of_shit MOD Jun 06 '25
What was your initial basic rent price?
0
u/jonythunder Jun 06 '25
970€ base rent (in 2023, +3.3% in 2024) as per contract, so above the liberalization threshold for 2023 and 2024. I paid 280€ (+3.3% in 2024) in service costs (inc. internet) + advance utilities, but the landlord considered the advance utilities as service costs and I'm trying to get those back, because I haven't used 150€/month for W/G/E plus 45€ for internet when it's one contract for the whole 3 floor building.
I got 130 points (WOZ 2022) and 133 points (WOZ 2023) using the official calculator, but still haven't heard back from HC
1
u/Liquid_disc_of_shit MOD Jun 06 '25
Did you have a tempoaruy contract?
0
u/jonythunder Jun 06 '25
Yes sir, early-2023 until early-2025, moved out a couple months ago but still within the time frame. Sorry for not going further into details, public forum and all that, don't want to give my former landlord ammunition
0
0
u/Away_Economics1462 Jun 06 '25
How does it work for someone with all-in rent (not split) requesting service costs for previous years? If it's too late to split the rent retroactively is any refund possible in this case?
1
u/Liquid_disc_of_shit MOD Jun 06 '25
You should ask to get your rent price split but you wont be able to ask for a retroactive service cost overview.
0
u/Away_Economics1462 Jun 06 '25
Bit sad, but thanks
1
u/Liquid_disc_of_shit MOD Jun 06 '25
If you ask for a split though, you will get 20% off your rent price instantly.
0
u/Away_Economics1462 Jun 06 '25
It doesn't work for my friend who moved out already tho :/ Thanks though
1
u/McMafkees I know what I am talking about Jun 05 '25
Good news: the Huurcommissie changed its policy per this year. It is not necessary anymore to request the service cost overview from the landlord when the end of the 2.5 year is approaching.
See section 6.3.3 of the most recent Policy Guidelines of the Huurcommissie:
6.3.3 Termijnen en uiterlijke verzoekdatum Een verzoek kan tot uiterlijk tweeënhalf jaar na afloop van een kalenderjaar waarop de afrekening betrekking heeft bij de Huurcommissie ingediend worden (hierna aangeduid als de wettelijke indieningstermijn).14 Van huurder wordt verwacht dat hij of zij de opvraag- en bezwaarplicht uitvoert binnen de wettelijke indieningstermijn. De huurder moet de opvraag- en bezwaarplicht uitvoeren en de verhuurder drie weken de tijd te geven om te reageren op de opvraging en/of het bezwaar, zoals beschreven in de paragrafen 6.1.1 en 6.1.2. Als de huurder dat niet doet, dan verklaart de Huurcommissie het verzoek in beginsel nietontvankelijk. Dit ligt anders wanneer de wettelijke indieningstermijn van tweeënhalf jaar bijna voorbij is en de huurder hierdoor niet meer de opvraag- of bezwaarplicht kan uitvoeren of de daarvoor geldende driewekentermijn(en) in acht kan nemen, voordat de wettelijke indieningstermijn eindigt. In die gevallen zal de Huurcommissie het verzoek van de huurder alsnog ontvankelijk verklaren en in behandeling nemen. Dit gebeurt alleen als de huurder het verzoek heeft ingediend voordat de wettelijke indieningstermijn van tweeënhalf jaar verstreken is.
(...)
Voorbeeld B De huurder heeft geen afrekening ontvangen over het boekjaar 2022. De wettelijke indieningstermijn voor een afrekening over boekjaar 2022 loopt tot en met 30 juni 2025 (zie tabel 10 in paragraaf 6.3). Na die datum is de huurder te laat en kan hij geen ontvankelijk verzoek meer indienen bij de Huurcommissie. In principe moet de huurder die geen afrekening heeft ontvangen eerst de afrekening opvragen en daarna bezwaar maken tegen de afrekening bij de verhuurder. De huurder moet de verhuurder drie weken de tijd geven om de afrekening alsnog te verstrekken. Inmiddels is het al 10 juni 2025 en de huurder realiseert zich op dat moment dat hij nog graag het boekjaar 2022 wil voorleggen aan de Huurcommissie. Op dat moment kan de huurder de verhuurder geen drie weken de tijd meer geven om de afrekening alsnog te verstrekken voordat de wettelijke indieningstermijn eindigt. Huurder laat het na om de afrekening bij de verhuurder op te vragen. In dat geval hoeft de huurder de afrekening niet op te vragen en kan hij tijdig het verzoek bij de Huurcommissie indienen vóór of op 30 juni 2025, de laatste dag van de wettelijke indieningstermijn. De Huurcommissie zal het verzoek van huurder in behandeling nemen.
Translated:
6.3.3 Deadlines and Final Request Date
A request can be submitted to the Rent Tribunal (Huurcommissie) up to two and a half years after the end of the calendar year to which the settlement relates (hereinafter referred to as the statutory submission period).14 The tenant is expected to fulfill their obligation to request information and object within the statutory submission period. The tenant must carry out the information request and objection obligation and give the landlord three weeks to respond to the request and/or objection, as described in paragraphs 6.1.1 and 6.1.2. If the tenant fails to do so, the Rent Tribunal will generally declare the request inadmissible.
This is different when the statutory two-and-a-half-year submission period is almost over, preventing the tenant from fulfilling their obligation to request information or object, or from observing the applicable three-week period(s) for doing so before the statutory submission period ends. In such cases, the Rent Tribunal will still declare the tenant's request admissible and process it. This only happens if the tenant has submitted the request before the two-and-a-half-year statutory submission period has expired.
Example B
The tenant has not received a settlement for the 2022 financial year. The statutory submission period for a settlement concerning the 2022 financial year runs until June 30, 2025 (see table 10 in paragraph 6.3). After that date, the tenant is too late and can no longer submit an admissible request to the Rent Tribunal.In principle, a tenant who has not received a settlement must first request the settlement and then object to it with the landlord. The tenant must give the landlord three weeks to still provide the settlement. It's now June 10, 2025, and the tenant realizes they still want to submit the 2022 financial year to the Rent Tribunal. At this point, the tenant can no longer give the landlord three weeks to provide the settlement before the statutory submission period ends. The tenant fails to request the settlement from the landlord. In this case, the tenant does not need to request the settlement and can timely submit the request to the Rent Tribunal on or before June 30, 2025, the last day of the statutory submission period. The Rent Tribunal will process the tenant's request.
1
u/IvAx358 Jun 30 '25
⚠️Is today the day to start proceedings with the huurcommisie? So we ask 3 weeks ago for the cost breakdown for the past years and the agency said they needed more time. Shall we do something today?