🏠HousingUpdated: May 2026

💰 Landlord won't return my deposit — how do I get it back?

Direct answer

On deposit recovery you have strong rights: (1) Statutory right to refund within 14 days of lease end (Good Landlordship Act, since July 2023). (2) Max deposit: 2 months base rent (private sector) or 2 months bare rent (social). Above that = legally recoverable. (3) Send registered demand: 14-day term + statutory commercial interest on exceedance. Template at juridischloket.nl. (4) No response: Huurteam Amsterdam 020-523 0130 or Rent Tribunal 0700-5005 (social). Private: county court (fee €87 for <€25,000). (5) Burden on landlord: must prove what damage to deduct, with before-and-after photo evidence. No proof = full refund. Success rate: 80%+ with strong substantiation.

Max deposit

2 mo base rent

Refund window

14 days

Success rate

80%+

Step by step

1
Keep evidence intake + handover
Photos + video of room/property condition at intake and handover. Sign inspection report + keep copy. Damage report from landlord: request within 14 days.
2
Send registered demand letter
Letter: “Request for deposit refund within 14 days of end date [date] per Good Landlordship Act. On exceedance: statutory commercial interest from [date].” Template at juridischloket.nl.
3
Call !WOON or Rent Tribunal
Social: Rent Tribunal 0700-5005 — free procedure, ruling within 4 mo, binding. Private + Amsterdam: !WOON first for advice, then county court.
4
No response: county court
Claims up to €25,000: county court without lawyer. Court fee €87 (2026). Default (landlord absent) = 90%+ win rate. Judgment within 4-8 weeks.
5
Execute the judgment
With judgment: bailiff seizes landlord's bank account. Bailiff recovers costs from landlord. No assets: bankruptcy petition possible but expensive.

All contacts

!WOON AmsterdamFree tenant help + demand template

First step

📞 020-523 0130 🔗 wooninfo.nl

HuurcommissieBinding ruling social housing

For social housing disputes

📞 0700-5005 🔗 huurcommissie.nl

Juridisch LoketFree demand letter template

For substantiation

📞 0800-8020 🔗 juridischloket.nl

Kantonrechter AmsterdamPrivate rental procedure

When landlord ignores

📞 088-361 1311 🔗 rechtspraak.nl

Geschillencommissie HuurAlternative to county court

For voluntary mediation

📞 070-310 5310 🔗 degeschillencommissie.nl

Frequently asked questions

What if landlord deducts repairs I didn't cause?

Burden on landlord. He must prove: 1) intake condition (without photo evidence = your advantage), 2) handover condition, 3) direct causation by you. Missing any of 3 = unjust deduction = full refund.

Can landlord indefinitely delay final settlement?

No. Legally: deposit refund within 14 days, final billing (energy/water remainder) within 30 days. On exceedance: statutory commercial interest plus possible wrongful-act claim for income loss.

How high can my deposit be?

Since July 2023: max 2 months base rent (private) or 2 months bare rent (social). Deposit above 2 months = legally recoverable via Rent Tribunal or !WOON, even during active lease.

Do I get statutory interest on withheld deposit?

Yes, from day 15 after lease end: statutory commercial interest (8% above ECB, =10.5% mid-2026). Mention in demand letter. On €1,500 deposit over 6 mo: ~€80 extra interest.

What if I have no written rental contract?

Oral rental agreement is legally valid. Evidence: bank statements for rent + key handover screenshot + witnesses. Burden on both sides. On conflict: county court without lawyer requirement.

Can landlord use deposit for last month rent?

NO, legally forbidden. Deposit is exclusively for damage compensation, not rent. If landlord proposes: refuse and pay last month normally. On refusal: county court.

Sources

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