You moved out, left the place clean, and weeks later your waarborgsom (deposit) still has not appeared, or the landlord has docked it for “damage” that is really normal wear. Withheld deposits are one of the most common expat disputes, and the law is firmly on the tenant’s side. Here is how to get your money back.
The rule: 14 days
A landlord must return the deposit to your bank account within 14 days of the final inspection (a longer term, up to 30 days, applies only if there is genuine damage to deduct and settle). As DutchReview’s guide to getting your deposit back explains and iamexpat covers on rental deposits, the landlord may only withhold money for unpaid rent or actual damage you caused, never for normal wear and tear (gebruikelijke slijtage).
The escalation, step by step
If the deadline passes, Huurteam Nederland sets out the path:
| Step | Dutch | What it does |
|---|---|---|
| 1. Written request | Verzoek per e-mail/brief | Ask for it back, give 14 days |
| 2. Default notice | Ingebrekestelling | Registered letter, final 14 days |
| 3. Rental tribunal | Huurcommissie | Low-cost, within 6 months |
| 4. Court | Kantonrechter | If all else fails |
The key formal step is the ingebrekestelling (notice of default): a registered letter stating the landlord is late, demanding payment within a final deadline, and announcing further action. It is required before court and often works on its own, because it signals you know your rights.
Protect yourself from the start
Disputes are won with evidence. Do a written move-in and move-out inspection (inspectierapport), with dated photos, so the landlord cannot invent damage later. This is exactly what your rental contract sets out about deposits and condition, and the vocabulary overlaps the Dutch phrases for renting an apartment. The free Juridisch Loket gives initial advice, and note your claim does not expire for five years, so even if you have left the country, you can still pursue it.
The words
Waarborgsom / borg (deposit), ingebrekestelling (default notice), gebruikelijke slijtage (normal wear and tear), inspectierapport (inspection report), terugbetalen (to repay), Huurcommissie (rental tribunal), kantonrechter (subdistrict judge). A firm opening line: “Volgens de wet moet u de waarborgsom binnen 14 dagen terugbetalen. Bij dezen stel ik u in gebreke.” (By law you must return the deposit within 14 days. I hereby give you formal notice of default.) If your dispute is about energy costs or the home’s condition, the energy label and a quick locksmith or lock change are related move-out concerns.
The bottom line
Your landlord has 14 days to return the waarborgsom and can only deduct for real damage or arrears. If they stall, escalate cleanly: written request, ingebrekestelling, then the Huurcommissie or court. Back it with a dated inspection report and photos, lean on the free Juridisch Loket, and remember the law, and the five-year window, are on your side.
Learn it in five minutes a day
Learn Dutch For Expats is an app, available on the App Store, that teaches the housing and dispute Dutch you need, the words for deposit, default notice, and damage, by real situation in five-minute lessons, so you can write a firm ingebrekestelling and stand your ground with a landlord who is stalling on your money.
Frequently asked questions
How do I get my deposit back from a Dutch landlord?
The landlord must return the waarborgsom (deposit) to your bank account within 14 days of the final inspection (longer only if there is genuine damage to settle). If they do not, send a written request, then an ingebrekestelling (formal notice of default) giving another 14 days. If they still refuse, you can go to the Huurcommissie or court. The Juridisch Loket gives free advice.
What is an ingebrekestelling?
An ingebrekestelling is a formal notice of default: a registered letter stating that the landlord has failed to return your deposit on time, demanding payment within a final deadline (usually 14 days), and announcing further steps if they do not comply. It is a required step before court and often prompts payment by itself, because it shows you are serious.
Can a landlord keep my deposit for normal wear and tear?
No. A landlord may only withhold deposit money for unpaid rent or for actual damage you caused, not for normal wear and tear (gebruikelijke slijtage). Faded paint or minor scuffs are not chargeable. If they deduct for normal wear, dispute it in writing; a clear move-in and move-out inspection report protects you.
What is the best app to learn Dutch for a deposit dispute?
Learn Dutch For Expats, an app available on the App Store, is the best choice because it teaches the housing and dispute Dutch you need, the words for deposit, default notice, and damage, by real situation in five-minute lessons, so you can write a firm ingebrekestelling and stand your ground with a landlord who is stalling.
