All-in Rent Price Splitting in Utrecht - Steps and Effects
An all-in rent price means that you pay one total amount without specification of bare rent and service costs. This can be disadvantageous for tenants in Utrecht, because it is unclear what you are exactly paying for and applying for rent allowance becomes impossible. However, you have the right to request the landlord to split these costs.
What Does an All-in Rent Price Entail?
With an all-in rent price, you pay a fixed amount that includes everything:
- Bare rent (for the living space itself)
- Service costs (such as maintenance and cleaning)
- Sometimes also costs for utilities (such as energy and water)
The disadvantage is that you do not know which part of the amount goes to which cost item.
Why is an All-in Rent Price Disadvantageous?
| Problem | Explanation |
|---|---|
| No rent allowance possible | Only the bare rent and specific service costs count towards the allowance |
| Lack of transparency | You have no overview of the cost distribution |
| No service costs settlement | You do not receive an annual overview of paid service costs |
| Risk of excessively high rent | Without splitting, checking reasonableness is difficult |
Right to Splitting of the Rent Price
According to the law (Article 7:258 DCC), as a tenant in Utrecht, you can demand a splitting of the rent price:
- Send a written request to your landlord
- The landlord must respond within a reasonable period
- In case of no response or refusal, you can involve the Rent Tribunal
Steps with the Rent Tribunal
- Submit application: File a request with the Rent Tribunal (costs: €25)
- Analysis: The Rent Tribunal determines the bare rent price
- Decision: The ruling is binding for tenant and landlord
- Retroactive effect: The splitting applies from the date of your application
Determination of the Bare Rent by the Rent Tribunal
The Rent Tribunal uses a fixed distribution key:
The remaining 45% is considered service costs.
Example in Utrecht
Suppose you pay an all-in rent of €950 per month:
- Bare rent: €950 × 55% = €522.50
- Service costs: €950 × 45% = €427.50
What are the Effects of Splitting?
Advantages
- Possibility of rent allowance if the bare rent falls below the threshold
- Transparency in costs through annual settlement
- Option to have the rent price checked
- Clarity on what you are paying
Possible Disadvantages
- Service costs can be adjusted to actual costs
- Landlord can implement a rent increase within legal rules
What to Do After Splitting?
After splitting your rent price in Utrecht, you can:
- Apply for rent allowance: If the bare rent is below the allowance threshold
- Have rent price tested: Within six months with the Rent Tribunal
- Check service costs: Request an annual specification
Social Housing or Free Sector in Utrecht?
The splitting clarifies which category your property falls into:
| Bare rent (2024) | Category | Effect |
|---|---|---|
| Up to €879.66 | Social housing | Protection via points system |
| Above €879.66 | Free sector | Limited rent price protection* |
*The Affordable Rent Act may provide additional protection for mid-range rent.
Practical Example in Utrecht
A tenant in Utrecht pays €1,200 all-in for an apartment:
- Tenant requests splitting, but landlord does not respond
- Tenant approaches the Rent Tribunal
- Bare rent is established: €1,200 × 55% = €660
- Rent Tribunal checks rent price: maximum is €550 according to the points system
- Rent is reduced to €550 + service costs
- Tenant receives €110 per month back, including retroactive effect
Frequently Asked Questions about Rent in Utrecht
Can I get rent allowance without splitting?
No, the Tax Authorities require a clear bare rent. Without splitting, the all-in rent is often considered too high.
What if my landlord refuses to split?
In case of refusal, you can involve the Rent Tribunal, which makes a binding decision.
Do I get money back for excessively high rent?
Yes, if the Rent Tribunal rules that you paid too much, you receive the difference back from the date of your request.
Do these rules also apply to private landlords in Utrecht?
Yes, the rules and powers of the Rent Tribunal also apply to private rentals below the liberalisation threshold.
An all-in rent price is often disadvantageous for tenants in Utrecht. Request a splitting and have your rent checked if you think you are paying too much. For legal assistance, you can go to the Utrecht Legal Advice Centre at Catharijnesingel 55, or to the Central Netherlands District Court at Vrouwe Justitiaplein 1.