The Huurcommissie (Rent Tribunal) is an independent government body that settles disputes between tenants and landlords. If your rent is above the legal maximum, it can set a lower rent in a binding decision. You do not need a lawyer, and you do not need to speak Dutch fluently to start.
Before you start
- Check the deadline. To have your starting rent assessed, you usually need to apply within 6 months of the start of your contract. With a temporary contract, you can still apply up to 6 months after it ends.
- Know your numbers. You need the base rent (kale huur), the surface area and the details of your home. A free rent check shows whether a case is worth it.
- Collect documents: your rental contract, proof of the rent you pay, and any letters or emails with your landlord.
Step 1: Ask your landlord first (recommended)
For many disputes, it helps to first ask your landlord in writing to lower the rent. Send it by registered post (aangetekend) or by email with a read receipt, and keep a copy. A clear letter with the point calculation often settles things without a procedure.
Step 2: Submit your request
You submit the request online at huurcommissie.nl. You pay a fee of €25 as a tenant. If the Huurcommissie decides in your favour, you get the fee back from the landlord.
Step 3: The investigation
The Huurcommissie may send an inspector to measure the home and check its features. Both you and your landlord receive the findings and can respond.
Step 4: The hearing and decision
There may be a hearing where both sides explain their view. Afterwards, the Huurcommissie sends a written decision with the number of points and the maximum rent. Keep paying your current rent until then.
Step 5: After the decision
The decision is binding. If you or your landlord disagree, you can ask the subdistrict court (kantonrechter) to review the case within 8 weeks after the decision was sent.
Our full report gives you the point calculation, a ready-to-send landlord letter in Dutch and English, and a checklist for this procedure.