Landlord Keeping Your Deposit? How to Get It Back in the Netherlands (2026)
Your landlord must return your deposit within 14 days — and can only deduct for unpaid rent or proven damage, never for normal wear and tear. Here’s the exact timeline, what they can and cannot keep, and a demand letter you can send today.
Start Your Free 2-Minute Deposit CheckBy the FindLawyer.nl editorial team · Last updated June 2026 · General information about Dutch law for international residents — not legal advice.
Short answer: in the Netherlands a landlord must repay your deposit within 14 days of the tenancy ending. They may only deduct for unpaid rent or damage you actually caused — and the burden of proof is on them. They cannot charge you for normal wear and tear (normale slijtage), and if there was no move-in inspection report, they usually can’t prove damage at all. If they refuse, the route is a written demand, then a notice of default, then the sub-district court (kantonrechter) — where you don’t need an advocaat.
⚡ Deposit Rules at a Glance (2026)
- Return deadline: 14 days after the tenancy ends
- Maximum deposit: 2 months’ bare rent (kale huur), under the Wet goed verhuurderschap
- Burden of proof: the landlord must prove any deduction — not you
- Normal wear and tear: never chargeable to you
- No move-in report? The landlord usually cannot prove damage, so you should get the full deposit back
- Where disputes go: the kantonrechter — the Huurcommissie does not handle deposit disputes
1. What your landlord can — and cannot — keep
Most withheld deposits rest on deductions that don’t survive scrutiny. This is the line the law draws:
| Landlord CAN deduct (if proven) | Landlord CANNOT deduct |
|---|---|
| Unpaid rent or service costs | Normal wear and tear (faded paint, worn carpet, small marks) |
| Damage you actually caused, beyond normal use | “Standard” repainting or professional cleaning as a blanket charge |
| Agreed, documented end-of-tenancy costs | Maintenance that is the landlord’s own responsibility |
| Amounts supported by a check-in vs check-out comparison | Vague “restoration” or “general cleaning” with no specification |
2. The deposit timeline (and the clock that matters)
After you hand back the keys, the landlord has 14 days to repay the deposit. If they intend to deduct anything, they must tell you in writing with a full cost specification — not a round number, not a vague claim. No specification means no valid deduction. If the 14 days pass with silence or an unjustified deduction, you move to a formal demand.
3. Step-by-step: how to get your deposit back
- Send a written request after handover, asking for repayment within 14 days, by email and ideally registered post.
- Demand a specification of any deduction. If they can’t itemise and prove it, it isn’t valid.
- Send a notice of default (ingebrekestelling): give a final 14-day deadline and state you’ll escalate.
- Gather your evidence: the contract, photos, the move-in/move-out reports, payment proof of the deposit.
- Escalate to the kantonrechter if they still refuse — claims under €25,000 need no advocaat, so this route is open to you directly or through a specialist.
4. A demand letter you can adapt
Send this once the 14-day return period has passed. Keep it factual and dated.
5. Why internationals lose deposits they should keep
Expats are targeted for unjustified deductions because landlords assume you’ll leave the country, won’t read a Dutch specification, and won’t fight a few hundred euros. That assumption is what makes the demand letter so effective: a clear, correctly-worded claim signals you know the rules. Most disputes settle at this stage, without ever reaching court.
Frequently asked questions
How long does my landlord have to return the deposit?
14 days after the tenancy ends. Any deduction must be specified in writing with evidence within that period.
Can my landlord charge me for repainting or cleaning?
Not as a blanket charge. Normal wear and tear is the landlord’s responsibility. Only documented, abnormal damage that you caused can be deducted.
There was no inspection when I moved in. Does that help me?
Yes. Without a move-in report, the landlord generally cannot prove the property was in better condition before, so they usually can’t justify deductions — and should return the full deposit.
Does the Huurcommissie handle deposit disputes?
No. Deposit disputes go to the sub-district court (kantonrechter), not the Rent Tribunal. Claims under €25,000 don’t require an advocaat.
Can I still claim if I’ve already left the Netherlands?
Yes. Deposit claims can be pursued remotely, and the process is largely document-based.
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