What Does the Maintenance Obligation Entail?
A landlord in Utrecht has the statutory obligation to maintain the rental property in good condition. This means that defects that impair the enjoyment of living must be repaired. This obligation is enshrined in Dutch law and applies to every landlord in the region.
Responsibilities of the Landlord
| Component | Examples | Repair Period |
|---|---|---|
| Structure | Roof, foundation, exterior walls | Depending on urgency |
| Installations | Heating, water pipes, electricity | Immediately in case of breakdowns |
| Common Areas | Hallway, elevator, stairwell | Regular inspection and maintenance |
| Exterior Facades | Windows, exterior painting | Every 5-7 years |
| Sewerage | Main pipe, drain pipes | Quickly in case of blockages |
What Falls Under Major Maintenance?
- Repair or replacement of the roof
- Maintenance of facades and pointing
- Replacement of the heating boiler
- Renovation of bathroom or kitchen due to wear
- Maintenance of elevators
- Replacement of window frames
Response Time for Defects
Types of Defects
- Emergency (Category A): Within 24 hours (e.g., gas leak, no heating in winter)
- Urgent (Category B): Within 7 days (e.g., water leakage, defective access door)
- Standard (Category C): Within 6 weeks (e.g., mould growth, windows that do not close properly)
What If the Landlord Does Not Respond?
If your landlord in Utrecht does not respond to reports of defects, you can take the following steps:
- Send a registered letter with a clear deadline for repair
- File a complaint with the Huurcommissie (Rent Tribunal)
- Request a temporary rent reduction
- Approach the court for a penalty payment
- Carry out repairs yourself and claim the costs, provided they are well documented
Can I Carry Out Repairs Myself and Reclaim the Costs?
Yes, provided you have first notified the landlord in writing and given a reasonable period. Keep all invoices and receipts.
Who Is Responsible for Damage Caused by an Old Roof?
The landlord is responsible, as the roof falls under major maintenance. Damage to personal belongings can also be recovered from the landlord.
How Long Must a Repair Last?
The duration of a repair depends on the severity of the problem. In urgent cases, the landlord must take immediate action.
Frequently Asked Questions About Renting in Utrecht
What are my rights as a tenant in Utrecht?
As a tenant, you are entitled to a safe, well-maintained home, protection against unreasonable rent increases, and the ability to take action if the property is uninhabitable.
Can my landlord increase the rent arbitrarily?
No, rent increases are subject to statutory rules. The landlord must inform you in writing at least two months in advance and may not increase the rent above the statutory limit.
What happens to my deposit?
The deposit must be kept by the landlord in a separate account and repaid within 30 days after the end of the tenancy period, unless damage has been found.
How do I terminate my tenancy in Utrecht?
You can terminate the tenancy in accordance with the notice period in your contract, usually in writing and observing a one-month notice period.
What if my property has defects?
Request the landlord in writing to carry out repairs. If there is no response within a reasonable period, you can have repairs carried out yourself and offset the costs against the rent.
Contact and Assistance in Utrecht
For legal support, you can contact:
- District Court of Midden-Nederland: Vrouwe Justitiaplein 1, Utrecht
- Juridisch Loket Utrecht: Catharijnesingel 55, Utrecht