Housing Disputes Committee
The Housing Disputes Committee provides Utrecht consumers with an independent way to resolve disputes with contractors, real estate agents, or sellers regarding the purchase of homes, apartments, and related housing matters. It is an accessible, fast, and affordable alternative to proceedings before the District Court of Utrecht, with binding decisions.
What does the Housing Disputes Committee do?
This committee, part of De Geschillencommissie (formerly SGC), handles complaints from residents in Utrecht about defects in new-build homes, delivery issues, Owners' Association (VvE) problems, and home purchase agreements. Particularly useful in Utrecht neighborhoods with extensive new developments such as Kanaleneiland or Lombok, as a complement to consumer law topics like furniture and kitchens. The panels consist of a lawyer-chairperson and sector experts for practical solutions.
Legal basis
The Housing Disputes Committee operates under Articles 7:908 to 7:910 of the Dutch Civil Code (DCC), which obliges affiliated businesses to handle disputes. It is approved by the Authority for Consumers & Markets (ACM) in accordance with the Alternative Dispute Resolution Act (EU Directive 2013/11/EU). Companies must join and include this in their terms and conditions. For new builds in Utrecht, the Housing Quality Requirements (Decree on Buildings and Living Environment) and Article 7:17 DCC on non-conformity also play a role, often aligned with the requirements of the Municipality of Utrecht.
When to approach the committee as a Utrecht resident?
Utrecht residents can approach the Housing Disputes Committee if:
- The dispute concerns a home purchase with defects (e.g., leaks in a new-build apartment in Utrecht-Noord).
- The counterparty (contractor or real estate agent) is a member of the committee.
- You first attempted amicable resolution (via a formal complaint letter).
- The claim is under €25,000 (for higher amounts, referral to District Court of Utrecht).
Check membership at degeschillencommissie.nl.
Procedure in steps
- Submit complaint: Complete the online form with supporting documents (invoices, photos, emails). Costs: €25-€125 court fee, refunded if successful.
- Hearing: Written or oral (after about 6-8 weeks). Both parties participate.
- Decision: Within 4 weeks after the hearing, binding on the company; consumer has 2 weeks to reconsider.
- Enforcement: If not complied with: report to ACM for possible penalty payment.
Rights and obligations
Your rights:
- Free preliminary advice via the Utrecht Legal Aid Office.
- Enforce a binding decision.
- Reimbursement of costs if you win.
Your obligations:
- Submit a written complaint to the company (keep proof).
- Attend the hearing on time.
- Accept the decision (or appeal to District Court of Utrecht within 2 weeks).
Utrecht practice cases
Case 1: Mr. Jansen from Utrecht East buys a new-build home. Cracks appear after delivery due to construction defects. Contractor ignores complaint. After a demand letter, Jansen wins at the committee: €10,000 compensation.
Case 2: Ms. De Vries in an Owners' Association complex on Wittevrouwenstraat deals with a faulty elevator. Committee rules: VvE repairs and claims against supplier.
Case 3: Apartment buyers in Merwede complain about missing finishes (see furniture and kitchens). Non-conformity acknowledged: €5,000 compensation.
Comparison with District Court of Utrecht
| Aspect | Housing Disputes Committee | District Court of Utrecht |
|---|---|---|
| Duration | 3-6 months | 1-2 years |
| Costs | €25-€125 (refunded if win) | €500+ court fee + lawyer |
| Binding | Yes (company immediately, consumer with option) | Yes |
| Formal | Low-threshold, no lawyer required | Strictly formal with burden of proof |
Frequently asked questions
Must the company be affiliated?
Yes, verify on the De Geschillencommissie website. Otherwise: to Kifid or District Court of Utrecht.
Disagree with the decision?
As a consumer: appeal to the sub-district judge at District Court of Utrecht within 2 weeks. Companies cannot.
Bring a lawyer to the hearing?
Yes, optional. Self-representation often works well; start at the Utrecht Legal Aid Office.
Applies to rentals in Utrecht?
No, rentals via Rent Tribunal. See rental law.
Tips for Utrecht homeowners
- Document everything: photos, emails, delivery report signed with reservations.
- Send a registered demand letter before filing (template via Utrecht Legal Aid Office).
- Check terms for committee membership in Utrecht projects.
- Complex case? Consult Utrecht Legal Aid Office for free intake.
- More info: Buying a new-build home, Owners' Association law.
This way, you quickly resolve housing conflicts in Utrecht via the Housing Disputes Committee. Questions? Contact the Utrecht Legal Aid Office.