Disputing Unfair Deposit Deductions
Dispute unfair deposit deductions in writing within 14 days, citing that normal wear and tear (gebruikelijke slijtage) is not deductible under Dutch law. Landlords must prove each deduction with the signed inspection report — challenge vague 'cleaning' or 'repainting' charges and demand repayment of the disputed portion.
Landlords often inflate deductions with professional cleaning fees or repainting costs that Dutch law assigns to them. Learn how to identify unlawful deductions and recover the difference.
01Guidance
What deductions are actually lawful?
Under Book 7 Article 261 BW, deductions must correspond to damage beyond normal use. Case law from the Huurcommissie consistently holds that minor wall marks, faded curtains, and worn flooring are gebruikelijke slijtage. Professional end-of-lease cleaning (€200–€400) is only chargeable if the contract explicitly requires the same standard at handover and the property was left unreasonably dirty — not merely 'not professionally cleaned'. Repainting entire rooms for a few picture hooks is routinely rejected.
02Common deduction disputes
Common deduction disputes
| Item | Detail |
|---|---|
| Professional cleaning (often rejected) | €150–€400 |
| Full room repaint (often rejected) | €300–€800 |
| Single damaged item (e.g. broken tile) | Actual repair cost only |
| Challenge deadline (recommended) | 14 days of receiving breakdown |
| Huurcommissie fee to dispute | €25 |
03Procedure
How to dispute each deduction
- Step 1: Compare move-in and move-out reports side by sideEvery deduction must reference a change documented in both reports. No reference means no deduction.
- Step 2: Classify each item as wear or damageWear: fading, minor scuffs, carpet compression. Damage: burns, broken fixtures, unapproved structural changes.
- Step 3: Request invoices for repair workLandlords must substantiate costs. A quote from their preferred contractor without actual repair is insufficient.
- Step 4: Send a dispute letter with your calculationState the accepted deductions and dispute the rest with specific reasons. Demand repayment of the difference within 14 days.
04Template
Template letter disputing deductions
Geachte heer/mevrouw [Achternaam], Ik betwist de volgende posten op uw afrekening van de waarborgsom: - [Post 1, bijv. 'professionele schoonmaak €250']: dit betreft gebruikelijke slijtage / niet onderbouwd met factuur. - [Post 2]: geen vermelding in de opleveringsstaat van [datum]. Ik erken de volgende legitieme inhouding: €[bedrag]. Het resterende bedrag van €[bedrag] dient binnen 14 dagen te worden overgemaakt op [IBAN]. Bij uitblijven start ik een procedure bij de Huurcommissie. Met vriendelijke groet, [Naam]
05Escalation
When deduction disputes need a lawyer
If the landlord deducted more than 30% of your deposit without credible invoices, or claims structural damage you dispute, legal help pays for itself. Lawyers familiar with Huurcommissie precedent can cite comparable decisions that tenants rarely know. This is especially true when the landlord uses a property management company that routinely sends identical inflated deduction templates.
06Guidance
Building evidence for wear-versus-damage arguments
Judges decide wear versus damage using visual comparison. Create a table matching each alleged defect to move-in report language. If move-in report says 'small scuff rear bedroom wall' and move-out claims 'repaint entire bedroom €600', highlight the mismatch. Obtain independent quotes: Werkspot or local handyman quotes for patch repair vs full repaint establish reasonable cost. Landlords inflating through affiliated contractors is common — independent quotes undercut their figures. For cleaning disputes, show the property was hoovered and surfaces wiped; Dutch 'broom clean' (bezemschoon) standard does not require professional cleaning unless contract explicitly demanded professional standard AND you agreed knowingly. Airbnb-style turnover cleaning is not the legal baseline for residential tenancy. Keep communication tone factual — emotional emails weaken credibility in Dutch proceedings where documentary precision matters.
07Frequently asked questions