The right price for a furnished apartment

The monthly rent of a residential property consists of multiple components: the basic rent (kale huur) and service charges. The basic rent depends on the size, technical condition, and specifications of the apartment. The reasonable (basic) rent can be calculated based on the Housing Valuation System (Woningwaarderingsstelsel). The service charges relate to matters and services that a landlord provides to their tenant in addition to making the property available. These matters and services can always be valued in monetary terms. Therefore, the service charges must be settled annually. For furniture that a landlord rents out in the apartment, the costs are included in the service chargesinstead of the basic rent. The service package is listed in the rental agreement and cannot be unilaterally changed.

How much is the furniture worth?

The costs that a landlord may charge for the use of furniture must be reasonably related to the value of the furniture. The reasonable amount that a landlord can charge for the furniture depends on the purchase price of the furniture and its age. A reasonable price can be determined by dividing the purchase price of the item by the depreciation period. During the period that the item is being depreciated, a monthly amount can then be charged. If the piece of furniture no longer has any value, no service charges can be charged for that item to the tenant

Settling service charges

A monthly advance payment is made for service charges when paying the rent. A landlord must settlethe service charges annually based on Dutch law. This means that at some point, they must clarify which amount has been charged for which service or item. If too much or too little has been paid (as can be the case with gas or electricity), a supplementary payment or refund may follow. The costs for the furniture are also clarified. The purchase price and purchase date are important details to know if the correct amount has been charged.

What should I do in case of a dispute?

If you have received an annual invoice of service charges and disagree with the calculated costs, you can, depending on the type of rental agreement, submit this dispute to the Huurcommissie (Rent Tribunal) or the court. For tenants in the lower (social) rent segment and recently concluded rental agreements in the higher segment, the Huurcommissie decides on disputes regarding service charges. In the higher rent segment, the court decides (for rental agreements from before July 1, 2024) on disputes regarding service charges, unless the tenant and landlord have made other agreements in the rental agreement. The Huurcommissie will use a standard depreciation period of five years when valuing furniture, within which 20% of the purchase price of the item may be charged to a tenant annually. Once this five–year period has expired, it must be assessed whether the item still has any value. If this is the case, a monthly amount may still be charged for the item.

What to watch out for

It is wise to make clear agreements in the contract about the furniture that a tenant may use. In the annual settlement, it should be clearly shown which (depreciation) costs are being charged. This requires good administration from the landlord. Finally, a tenant should keep an eye on the short expiration period for disputes about service charges. Try to come to a solution together with the landlord. If that doesn’t work, consult an expert lawyer for advice.

More information

If you have questions regarding tenancy law please feel free to contact us at 070–3615048 or through our website GMW lawyers.

For information about Housing in the Netherlands click here.