Service Costs in Utrecht: What May a Landlord Charge?
Service costs are additional amounts that a landlord charges on top of the bare rent for supplementary services and facilities. In Utrecht, just like elsewhere in the Netherlands, there are strict rules on which costs may and may not be passed on. Moreover, the landlord must provide a clear settlement each year.
What Falls Under Service Costs?
Service costs concern expenditures for services and supplies related to living in a rental property, such as:
- Maintenance and cleaning of shared spaces
- Electricity for communal lighting
- Services of a janitor or manager
- Repair and maintenance of lifts or heating installations
- Maintenance of shared gardens
- Insurance for broken glass
Bare Rent versus All-in Rent
| Category | Explanation |
|---|---|
| Bare rent | The base price for the property without extras |
| Service costs | Amounts for supplementary services |
| All-in rent | A total amount without breakdown |
If you pay all-in rent, the landlord must specify the bare rent and service costs separately at your request.
Legally Permitted Service Costs
According to Dutch legislation, only specific costs may be charged as service costs:
Supplies
- Gas, water and electricity (if supplied by landlord)
- Heating and cooling (for example via district heating)
- Waste processing (extra containers)
Services
- Cleaning of shared spaces
- Work of a concierge
- Communal internet or antenna facilities
- Maintenance of shared installations
Other Costs
- Limited administration costs
- Glass insurance
- Furnishing in shared spaces
Costs That Are Not Permitted
Certain costs may not be passed on to tenants as service costs:
- Maintenance costs to the property itself (landlord's responsibility)
- Real estate tax (OZB)
- Sewerage tax
- Water board levies
- Buildings insurance
- Landlord's management costs
Annual Specification of Costs
A landlord in Utrecht must provide an overview of the service costs annually:
- Within six months after the end of the calendar year
- With a detailed breakdown of the costs
- With evidence such as invoices (available for inspection on request)
- Including settlement of paid advances
Right of Inspection
Tenants have the right to view the underlying receipts and calculations. The landlord must make these available.
Filing an Objection in Utrecht
If you disagree with the calculated service costs, you can:
- File a written protest: Request explanation and evidence from the landlord
- Involve the Rent Tribunal: Request an assessment (cost: €25)
- Respect the deadline: Submit your objection within 24 months after receipt of the settlement
Assessment by the Rent Tribunal
The Rent Tribunal can check:
- Whether the costs have been correctly designated as service costs
- Whether the amount is reasonable
- Whether the distribution among tenants is fair
- Whether the settlement was provided on time
Allocation Key for Service Costs
The cost distribution must be logical and transparent:
| Allocation Method | Suitable for |
|---|---|
| Equal per household | For identical properties and facilities |
| Based on square meters | For different property sizes |
| Based on usage | If there are individual meters |
| Based on number of persons | For costs for water or waste |
Service Costs and Rent Allowance in Utrecht
When applying for rent allowance, the following components are taken into account:
- The bare rent price
- Certain service costs (up to a maximum of €48 per month in 2024)
- Not included: costs for utilities such as gas, water and electricity
Splitting of All-in Rent Price
If your rent price is an all-in amount without specification, you can:
- Ask the landlord for a breakdown
- If refused: ask the Rent Tribunal for help
- The Rent Tribunal then determines the bare rent as 55% of the total amount
Frequently Asked Questions about Service Costs in Utrecht
Can a landlord adjust service costs midway?
Yes, but only if the costs demonstrably increase and this is properly substantiated. Annual indexation is often normal.
What if no settlement is provided?
Send a written request to the landlord. If this does not help, you can approach the Rent Tribunal.
Do I have to pay for unused services?
Yes, if the service is available to all tenants, such as a lift, the landlord may pass on costs, even if you do not use it.
Help and Contact in Utrecht
For legal questions about service costs, you can go to:
- District Court Midden-Nederland: Vrouwe Justitiaplein 1, Utrecht
- Juridisch Loket Utrecht: Catharijnesingel 55, Utrecht