How high can a rental deposit be?

For contracts signed since 1 July 2023 the deposit may be at most two months of base rent (kale huur). The landlord has to return it within 14 days after you move out, or within 30 days if they deduct costs, with a written explanation.

What are service costs (servicekosten)?

Costs for services on top of the base rent, such as cleaning of shared areas, a caretaker or furniture. The landlord must give you a yearly overview of the actual costs, and you can ask the Huurcommissie to check them.

Are gas, water and electricity included?

It depends on the contract. Often you arrange energy and water yourself; sometimes they are included as an advance payment in the service costs. Ask before signing and check the energy label of the home, which says a lot about heating costs.

Deposit, service costs and what you pay when renting

The rent in a Dutch listing is not always the full amount you pay. This page explains the base rent, service costs, utilities and the deposit, and what a landlord may and may not ask for.

Last reviewed 12 November 2026. General information, not legal advice.

Base rent and service costs

The base rent (kale huur) is the rent for the home itself. Service costs (servicekosten) are paid on top, for things such as cleaning shared areas, a caretaker, furniture or sometimes energy. They are usually an advance payment: once a year the landlord must give you an overview of the actual costs and settle the difference.

The rents shown on rental4you.nl are the monthly amounts as listed by the landlord. Check in the listing or contract which costs are included.

Utilities

Unless they are included in the service costs, you arrange gas or heating, electricity, water and internet yourself. Municipal taxes such as waste collection are usually billed to the occupant. The energy label of a home (A is efficient, G is not) is a good indication of heating costs.

The deposit

For contracts signed since 1 July 2023 the deposit (borg or waarborgsom) may be at most two months of base rent. After you move out, the landlord must return it within 14 days, or within 30 days if they deduct costs, such as for damage, with a written explanation of what was deducted. A good inspection report at the start makes disputes much easier.

Costs a landlord may not charge

Agency fees from an agent who also works for the landlord.
"Key money" or a payment to get the home, other than the deposit and first rent.

If a cost seems wrong, the Huurcommissie and tenant advice services can help.

Frequently asked questions

How high can a rental deposit be?: For contracts signed since 1 July 2023 the deposit may be at most two months of base rent (kale huur). The landlord has to return it within 14 days after you move out, or within 30 days if they deduct costs, with a written explanation.
What are service costs (servicekosten)?: Costs for services on top of the base rent, such as cleaning of shared areas, a caretaker or furniture. The landlord must give you a yearly overview of the actual costs, and you can ask the Huurcommissie to check them.
Are gas, water and electricity included?: It depends on the contract. Often you arrange energy and water yourself; sometimes they are included as an advance payment in the service costs. Ask before signing and check the energy label of the home, which says a lot about heating costs.