What are the rights and obligations for landlords?
Landlords are entitled to timely rent payments, compensation for damages, rent indexation, and tenant selection based on income. However, they are also obligated to provide structural maintenance, basic installations (like a kitchen and heating), and an energy label. Practices like discrimination, excessive deposits, or unjustified charges are prohibited by law.
Below you’ll find all the rights and obligations clearly outlined.
Landlord rights when renting out property
As a landlord, you have several basic rights to protect your property:
- Right to rent payment – The tenant is required to pay rent on time every month. If they don’t, you may send a payment plan letter and are entitled to legal interest and/or contractual penalties.
- Right to maintenance by the tenant – Minor repairs are the tenant’s responsibility. You, as the landlord, are responsible for major repairs like repainting the exterior or repairing roofs.
- Right to rent indexation – This depends on the rental agreement. For residential rentals, indexation is always allowed unless explicitly excluded. For commercial leases, it’s only possible if included in the contract.
- Right to damage compensation – If a tenant causes damage to the property, you may claim compensation or deduct it from the deposit. The maximum deposit allowed is two times the monthly rent.
- Selection criteria – According to the Dutch Housing Authority, you may select tenants based on income. However, discrimination based on gender, ethnicity, or religion is strictly prohibited.
- Rental contract terms – Reasonable conditions are permitted, but you cannot include illegal clauses such as an excessive deposit or discriminatory terms.
Landlord obligations
You have three key obligations:
- Delivering the property in good condition,
- Ensuring the tenant’s enjoyment of the property,
- Fixing issues in a timely manner.
Since 2021, you are also required to provide a valid energy label when renting out your property — part of responsible and sustainable letting practices.
What is not allowed?
Landlords may not make unlawful demands of tenants. Discrimination based on factors like nationality or gender is illegal. The deposit may not exceed two months' rent, and only actual service charges may be passed on.
⚠️ Note: These rules also apply when renting to expats. Read more in our article: Renting to expats: what to keep in mind.
What changes for landlords in 2025?
In 2025, a lot will change for landlords. The Good Landlordship Act introduces stricter transparency rules, rent control, and registration requirements. Municipalities will also receive broader enforcement powers. Meanwhile, tax pressure on rental income is expected to increase.
Stricter rules under the Good Landlordship Act
The new law requires landlords to use transparent and fair rental practices. This includes:
- Landlord register – In 2025, more municipalities (like Amsterdam and Rotterdam) will require landlords to register, according to Volkshuisvesting Nederland.
- Rent control enforcement – Municipalities will be able to inspect and penalize unfair rental prices.
- Labor migrants – If you're renting to labor migrants, the rental agreement must be separate from the employment contract, and provided in a language they understand, according to the Dutch government.
- Complaint point – As of January 1, 2024, each municipality must offer a reporting hotline for unfair rental practices. Municipalities can act directly or refer to the correct authority.
Taxes and subsidies for landlords in 2025
In 2025, tax regulations will change. The tax burden in box 3 (investment income) will increase, which may impact private landlords financially.
At the same time, there are subsidies for making rental homes more sustainable. In 2024, the Netherlands Enterprise Agency (RVO) allocated €100 million for this.
Maintenance and repairs: are you responsible?
Yes — in 2025, landlords are legally responsible for major maintenance and fixing structural defects.
Minor repairs vs. major renovations
Responsibility depends on the nature of the repair. According to the Dutch Tenants’ Association, tenants handle small repairs, while landlords are responsible for structural ones.
Tenant responsibilities (minor repairs):
- Interior painting – Walls, ceilings, and woodwork
- Small fixes – Railings, door handles, sockets
- Faucets and locks – Replacing washers and hinges
- Technical maintenance – Bleeding radiators, cleaning vents
- Draft proofing and lighting – Installing strips, changing light bulbs
- Cleaning and pest control – Windows, gutters, ant and flea removal
Landlord responsibilities (major maintenance):
- Exterior painting – Façade, doors, frames
- Structural work – Roofs, walls, foundations, plumbing
- System replacements – Heating, electricity, gas lines
- Wear & tear – Mailboxes, lights, fences, pathways
- Bathrooms & kitchens – Upgrades due to neglect
- Sewage – If the tenant can’t solve blockages, it’s up to the landlord
Legal standards for home maintenance
By law, a rental property must meet minimum housing standards:
- Ventilation and insulation – Must ensure a healthy indoor climate
- Safety – Fire-safe and secure locks are mandatory
- Rent reduction due to defects – Tenants may request rent reduction if the home is in poor condition. In 2024 alone, 3,200 tenants received a rent decrease via the Rent Tribunal, according to rijksoverheid.
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