Landlord refuses repairs — who can I complain to?
If your landlord doesn't respond to a repair request, engage in this order: (1) Huurteam Amsterdam — free help for both social and free-sector tenants, call 020-523 0150 or huurteam-amsterdam.nl. (2) Huurcommissie — formal procedure for rent reduction due to neglect, via huurcommissie.nl. (3) Juridisch Loket at 0900-8020 — free advice and referral. Always start with a registered letter setting a deadline.
Step by step
- 1Written request with deadlineSend a registered letter listing exact defects and a reasonable deadline (usually 2–4 weeks). Keep photos + delivery proof.
- 2Huurteam Amsterdam (free)Call 020-523 0150. Works for both social and free sector. They visit, check if your home meets requirements, and mediate with the landlord.
- 3Huurcommissie procedureLandlord ignores? Request rent reduction at Huurcommissie due to defects. Temporary reduction until repairs done. Costs €25.
- 4!Woon & tenant union!Woon (020-523 0160) and tenant unions provide extra support in complex cases.
- 5Civil court as last resortFor serious negligence: subpoena via civil court. Juridisch Loket helps with forms. Free lawyer (toevoeging) sometimes available.
All contacts
Frequently asked questions
Can I withhold rent until repairs happen?
No, withholding rent yourself is prohibited — you risk eviction. Request a temporary rent reduction via Huurcommissie: that's the legal route.
Does Huurteam also work for free-sector tenants?
Yes — since 2024 Huurteam Amsterdam helps both social housing and free sector up to €1,200 base rent. Free for all Amsterdam residents.
How long does a Huurcommissie procedure take?
Typically 4–9 months until ruling. Court can demand interim measures meanwhile. For severe defects (leaks, no heating): summary proceedings possible.
What if I live with a housing corporation (Ymere, De Key)?
First file complaint at corporation's complaint desk. If that fails: corporations have a mandatory external complaint committee. Then Huurcommissie or court.
Can I repair myself and deduct from rent?
Only in emergency (leak, no heating < 10°C, broken lock) after written notice to landlord. Keep receipts + emergency evidence. Recover costs via Huurcommissie or county court.
Do I get rent reduction during repair?
Yes, via Huurcommissie “defects procedure” (social housing only). Temporary reduction 20-60% depending on severity. Private sector: via county court, with huurteam support.
Sources
🔎 Common search queries
Recognise your own search? Our answer above covers all of these variants.
- “landlord won't fix repairs”
- “huurteam Amsterdam”
- “huurcommissie procedure”
- “rent reduction broken heating”
- “tenant rights NL”