My landlord won't return my deposit — what are my rights?
Conclusion
Under Dutch law, a residential landlord must return your deposit (waarborgsom) within 14 days after the tenancy ends — or within 30 days if part of it is set off against damage, unpaid rent, service charges or an energy performance fee. Any set-off must be notified to you in writing with a full cost specification. If your landlord ignores these rules, you can sue at the Rent Tribunal (Huurcommissie) for €25 and, if needed, in the subdistrict court (kantonrechter). The strict 14/30-day deadlines and the 2-month cap on the deposit apply only to self-contained housing; for business premises the parties are largely free to agree otherwise.
What the statute actually says
The deposit for a self-contained dwelling is regulated by Artikel 7:261b BW (Burgerlijk Wetboek Boek 7), in force since 1 July 2023:
| Issue | Statutory rule | Source |
|---|---|---|
| Maximum deposit | At most 2 × the bare monthly rent (artikel 237 lid 2 BW) | art. 7:261b lid 2 BW |
| Refund without set-off | Within 14 days after the lease ends | art. 7:261b lid 3 (aanhef) BW |
| Refund with set-off for damage | Within 30 days, after deducting demonstrably incurred repair costs (art. 7:218 BW damage) | art. 7:261b lid 3 sub a BW |
| Refund with set-off for unpaid rent, service costs (art. 7:237 lid 3 BW) or energy performance fee (art. 7:237 lid 4 BW) | Within 30 days, after deduction of the amount still owed | art. 7:261b lid 3 sub b BW |
| Set-off notification | Landlord must inform tenant in writing and supply a complete cost specification | art. 7:261b lid 4 BW |
The reference to artikel 7:218 BW matters: under that provision the tenant is presumed to have received the property undamaged and is liable for damage caused by a breach of the lease (other than fire damage and external damage to a building), so the landlord can only deduct costs that meet that test (wetten.overheid.nl – art. 7:218 BW).
For deposits agreed before 1 July 2023, the 2-month cap was set by case law at 3 months of the bare rent; the new statutory cap of 2 months applies to contracts concluded on or after that date (Rijksoverheid – Waarborgsom bij woning huren).
What you should do as a tenant
- Put a written demand on file. Dutch practice (and the Woonbond) recommends a registered letter (aangetekende brief) demanding payment within 14 days, warning of legal steps if ignored (Woonbond – Hoe krijg ik mijn waarborgsom terug). The letter starts the clock on any default interest claim under artikel 6:119 BW.
- File a complaint with the Huurcommissie. A tenant can submit a written dispute about the deposit for a mere €25 filing fee; a landlord pays €300 (€450 for legal persons) (HuurrechtHulp – Huurcommissie procedure). The decision is binding unless appealed to the kantonrechter within 8 weeks (artikel 7:262 lid 1 BW). Note the EC consumer-redress database lists this body as competent for residential tenancy disputes (Consumer Redress EU – Huurcommissie).
- Go to the kantonrechter if the landlord still refuses, or to recover the deposit plus statutory interest and (after the demand) incassokosten on the scale of artikel 6:96 BW. The subdistrict court has jurisdiction regardless of the amount, because residential tenancy disputes are assigned to it.
A landlord who simply does not respond is in breach of art. 7:261b lid 3 BW and must pay out the deposit (less any properly substantiated deductions) regardless of whether they raise objections later.
Main exceptions and edge cases
- Damage beyond normal wear and tear (art. 7:218 BW) is the only basis on which the landlord may keep part of the deposit. Routine ageing of paint, carpets or appliances does not count. The landlord must demonstrate the actual repair cost (aantoonbaar gemaakte kosten), not a hypothetical or inflated quote.
- Deposit higher than 2 months' bare rent is unlawful for new contracts. You can refuse to pay, report it to the municipality (which can fine the landlord under the Wet goed verhuurderschap), or ask the kantonrechter to reduce it; the excess is recoverable (Rijksoverheid – Waarborgsom bij woning huren).
- No interest is owed by statute on the deposit itself, unless the contract provides otherwise.
- Change of ownership during the tenancy does not release the new owner: the huidige eigenaar/verhuurder is bound to refund (Woonbond).
- Business premises (bedrijfsruimte, art. 7:290 e.v. BW): art. 7:261b BW applies only to self-contained housing. For bedrijfsruimte the parties largely fall back on general contract law (Boek 6 BW) and the contract terms. There is no statutory maximum, no 14/30-day deadline and no compulsory written cost specification. Disputes must be taken directly to the kantonrechter — the Huurcommissie is not competent.
- Non-self-contained rooms (kamerverhuur): art. 7:261b BW also covers this category as long as the room is rented as residential space, but specific Huurcommissie rules for room rental differ; check the applicable sub-section of Titel 4 of Boek 7.
Practical tip checklist
- Keep proof of payment and any receipts for repairs or cleaning at move-in and move-out.
- Insist on a written, itemised final account.
- Note that the landlord may only set off four things: damage (art. 7:218 BW), unpaid rent (art. 7:237 lid 2 BW), service costs (art. 7:237 lid 3 BW) and EPV (art. 7:237 lid 4 BW). "Administration costs", keys, repainting the whole house or unjustified "general cleaning" do not qualify (Rijksoverheid).
The above reflects current Dutch law and doctrine up to early 2026. It is general information, not a substitute for tailored legal advice in your specific situation.
Citations
- Burgerlijk Wetboek Boek 7, artikel 261b – wetten.overheid.nl
- Burgerlijk Wetboek Boek 7, artikel 218 – wetten.overheid.nl
- Burgerlijk Wetboek Boek 7, artikel 237 – referenced via art. 7:261b BW
- Burgerlijk Wetboek Boek 7, artikel 262 lid 1 – wetten.overheid.nl (Huurcommissie appeal deadline)
- Rijksoverheid – Ik wil een woning huren. Mag mijn verhuurder een waarborgsom vragen? – rijksoverheid.nl
- Woonbond – Hoe krijg ik mijn waarborgsom terug? – woonbond.nl
- HuurrechtHulp – The Rent Tribunal (Huurcommissie) procedure – huurrechthulp.nl
- European Commission – Consumer Redress – Netherlands Huurcommissie – consumer-redress.ec.europa.eu
- VBTM Advocaten – Waarborgsom: nieuwe (deels averechtse) wetgeving – vbtm.nl