Five Dutch rental deposit mistakes to avoid

Content checked: 16 September 2026

Before signing a rental agreement, separate basic rent from service charges and check the contract date. The deposit calculator helps you compare the requested deposit with the general limit.

1. Using total rent instead of basic rent

For contracts signed on or after 1 July 2023, the general maximum is two months of basic rent (kale huur), excluding service charges and utility advances. For example, a €1,200 monthly payment containing €150 in service charges means basic rent is €1,050: two months is €2,100, not €2,400.

2. Ignoring the contract date

Earlier agreements have a different reference: up to three months of basic rent. Check which rules apply when renewing or entering a new agreement. Do not assume a previous deposit clause automatically remains appropriate.

3. Treating ordinary wear as damage

Normal wear from ordinary use should not simply be charged as damage. Nail holes or scratches require a case-specific assessment of severity, agreements and evidence. Keep dated photographs and a check-in report; arrange a check-out inspection and record the condition with the landlord where possible.

4. Letting repayment drift indefinitely

Under the general rules, a deposit without deductions is due back within 14 days after the tenancy ends. Where permitted deductions apply, the balance is due within 30 days. Ask for a written explanation and itemised evidence. See the government’s rules on deposits and deductions.

If repayment is overdue, make a written request with a reasonable deadline. Juridisch Loket can help explain options; a repayment dispute may ultimately require the kantonrechter.

5. Relying only on a verbal promise

A verbal agreement can be difficult to prove. Keep the amount, payment record and return conditions in writing, along with any email confirming a change. Store inspection records and communications together so the timeline is clear if a disagreement arises.

The calculator also offers a personal rent-budget guide. That budget is a rule of thumb, not a landlord’s eligibility test or an individual legal opinion.