For current Dutch rental contracts, the deposit is not a general pot from which a landlord can deduct anything they dislike. The law limits both the repayment period and what may be set off against it.
14 days—or 30 days if there is a permitted deduction
If there is nothing valid to deduct, the landlord must return the deposit within 14 days after the tenancy ends. If permitted costs are deducted, the remaining amount must be returned within 30 days, with a written full cost specification.
What can be deducted?
- rent arrears;
- service-cost arrears;
- damage for which the tenant is responsible;
- energy-performance-fee arrears where applicable.
Administration charges or an unexplained “cleaning fee” are not automatically valid deposit deductions. The condition report at the beginning and end of the tenancy can become crucial evidence in a damage dispute.
If the landlord does not pay
- Ask for repayment in writing and quote the end date and amount.
- Ask for the complete specification and evidence for every deduction.
- Attach your check-in/check-out report and photos if damage is disputed.
- Use the Juridisch Loket’s example-letter route where useful.
- If payment still does not follow, a deposit claim can be taken to the kantonrechter; an advocaat is not compulsory there.