Landlord Won't Return My Deposit (Borg)
When a Dutch landlord refuses to return your borg, send an ingebrekestelling (formal notice of default) within 14 days of move-out demanding the full deposit plus statutory interest. If they still refuse, file with the Huurcommissie (regulated rent) or the kantonrechter — most successful claims take 2–6 months and cost €25–€508 in fees.
A landlord who simply stops responding after you move out is relying on your lack of knowledge. This guide walks through the exact steps — including a Dutch template letter — to force repayment without immediately hiring a lawyer.
01Guidance
What law applies when a landlord refuses your deposit?
Book 7 Article 261 BW requires the landlord to return the security deposit after the tenancy ends, minus only lawful deductions. Refusal without a written, itemised breakdown is a breach of contract (Article 6:74 BW). You may send an ingebrekestelling under Article 6:82 BW, which starts the statutory interest clock and is a prerequisite for many court claims. If the landlord is a professional (verhuurder in de uitoefening van bedrijf), consumer protection rules under Book 6 BW may also apply, limiting unfair contract terms about deposits.
02Deadlines and amounts
Deadlines and amounts
| Item | Detail |
|---|---|
| Send formal demand | Within 14 days of key return |
| Landlord response deadline | 14 days from receipt |
| Legal interest (2026) | 6% per year on withheld sum |
| Huurcommissie fee | €25 |
| Kantonrechter fee (claim €500–€2,500) | €132 |
| Typical lawyer pre-litigation letter | €150–€350 |
03Procedure
Step-by-step: recover a refused deposit
- Step 1: Confirm the deposit amount and payment dateCheck your contract and bank transfer. Note whether the deposit was paid to the landlord or a third-party escrow — escrow deposits must be released by the escrow holder.
- Step 2: Request an itemised deduction statementEmail and send registered post asking for every deduction in euros, linked to the inspection report. Silence strengthens your position.
- Step 3: Send the ingebrekestellingUse the template below. Set a 14-day deadline. State you will claim the full deposit plus 6% legal interest and court costs.
- Step 4: File with Huurcommissie or courtIf rent was below the 2026 liberalisation threshold (€900.07/month initial rent), use huurcommissie.nl. Otherwise, or for larger claims, use rechtspraak.nl to file with the kantonrechter.
- Step 5: Enforce the decisionIf you win and the landlord still does not pay, a bailiff (deurwaarder) can enforce the judgment against their bank account.
04Template
Template demand letter (Dutch with English notes)
Geachte heer/mevrouw [Achternaam verhuurder], Via deze brief stel ik u in gebreke wegens het niet terugbetalen van mijn waarborgsom van €[bedrag], betaald op [datum], betreffende de huurwoning aan [adres]. Conform artikel 7:261 BW eist ik de volledige terugbetaling binnen 14 dagen na ontvangst van deze brief op bankrekening [IBAN]. Bij uitblijven van betaling ben ik genoodzaakt wettelijke rente (6% per jaar) en incassokosten te vorderen, en een procedure te starten bij de Huurcommissie/onze kantonrechter. Bijgevoegd: huurcontract, betalingsbewijs, en staat van oplevering. Met vriendelijke groet, [Naam] [Adres] [Telefoonnummer]
05Escalation
What if the landlord still refuses after formal notice?
If 14 days pass without payment or a credible itemised defence, the landlord has effectively chosen litigation. At this point, a lawyer's pre-litigation letter often triggers payment within a week — landlords know court defeat means paying your legal costs too. For claims above €2,500 or where the landlord alleges major damage, legal representation is strongly advisable because the kantonrechter expects evidence organised to Dutch procedural standards.
06Guidance
Practical tips for expats who already left the Netherlands
You do not need a Dutch address to pursue a deposit claim. Use your current address on correspondence and provide IBAN for payment — a foreign SEPA account works. If the landlord claims they cannot transfer abroad, that is not a lawful reason to withhold. Engage a friend or former colleague in the Netherlands to receive registered post if needed, or use a lawyer as correspondent. Document key handover: email confirming keys returned, photos of empty property, meter readings. WhatsApp messages with the landlord acknowledging receipt of keys are admissible. If the landlord sold the property, the obligation transfers — identify the new owner via Kadaster (land registry). Time zone delays are irrelevant to the 14-day demand logic; courts measure from objective events (key return date), not when you read email. Consider simultaneous Huurcommissie filing while negotiating — filing pressure accelerates settlement.
07Frequently asked questions