Who pays for the repair? A plain guide for Dutch rentals
Small repairs, defects and everything in between: how agencies decide who is responsible, and how to keep the answer the same every time.
Key takeaways
- Small repairs are for the tenant, defects are for the owner.
- The contract and house rules decide the grey cases.
- Photos and the exact clause make the answer the same every time.
The question behind most tenant messages
A dripping tap, a stuck window, a boiler that stops in January. Behind almost every repair request sits the same question: is this for the tenant or for the owner? Answering it quickly, and the same way every time, is most of what makes maintenance feel calm instead of chaotic.
Small repairs are for the tenant
Dutch law splits the work in two. The Besluit kleine herstellingen lists the small, everyday repairs a tenant takes care of: replacing light bulbs and tap washers, keeping drains clear, small fixes to locks and hinges. They are cheap and need no special skill.
Many contracts repeat this list or refer to it, sometimes with additions. That is why the contract always comes first.
Defects are for the owner
Everything that is a real defect, something that stops the tenant from using the home as they may expect, is the landlord’s responsibility under the Civil Code. Think of a leaking supply pipe, a broken boiler, damp from a roof or failing wiring. The owner pays, and has to act within a reasonable time once the defect is reported.
The grey zone
Not every case is clear. A blocked drain can be a small repair or a defect in the sewer. Damage can come from normal wear or from careless use. In the grey zone, three things help:
- Photos and a short description from the tenant, before anyone visits
- The exact clause in the contract and the house rules
- What was decided in similar cases at the same building
How Sargo handles it
When a tenant reports a repair, Sargo reads the message and photos, finds the relevant clause in your knowledge base and checks similar past cases. It proposes who is responsible, with the source attached, and your team approves before anything is booked. The decision, the clause and the photos stay on the case, so the next person sees why.
Questions and answers
Who pays for a small repair in a Dutch rental home?
Usually the tenant. The Besluit kleine herstellingen lists the small, everyday repairs, such as light bulbs, tap washers and clearing drains. Many contracts repeat this list.
Who pays when something is a defect?
The landlord. A defect stops the tenant from using the home as expected, such as a leaking supply pipe or a broken boiler. The owner has to act within a reasonable time after it is reported.
Sargo reads the message, finds the clause and prepares the decision. Your team approves.
This article is general information, not legal advice. Rules change; check the current law or ask an adviser for your situation.
