Serious defects: request repairs and investigate a rent reduction. General information.

Leaks, damp or failed essential facilities can make a home difficult to use. Describe what is wrong and since when. Not every complaint justifies a rent reduction. Use the official defects check for initial guidance and record the effects on your home.

Send the landlord a dated report, photographs and a repair request. Keep the version sent. In the ordinary procedure, allow an opportunity to repair. For immediate danger or an emergency, seek appropriate help straight away rather than waiting only for a standard period.

The ordinary Huurcommissie procedure follows a six-week opportunity to repair. An earlier application may be possible after an explicit written refusal. The reporting and application dates can also determine when a reduction applies. Do not unnecessarily delay seeking advice.

For social and mid-market housing, the Huurcommissie can issue a binding decision under conditions. In private-sector defect cases, an agreement to involve it is required and it provides advice. A repair order requires another route, for example through a court.

Handle payments carefully while awaiting agreement or a decision. Paying less yourself can create arrears. Keep inspection records and repair dates and ask which procedure achieves your aim. Read the detailed guide on evidence, jurisdiction and next steps.

Read the full explanation and sources on Tenancy Law in the Netherlands. Have someone assess which rules apply to your situation.