When you rent a property in the Netherlands, you almost always have to deal with a deposit, often simply called a bond. This amount is intended as security for the landlord, but often leads to conflicts. How much can a landlord ask for✓ When should the bond be refunded✓ And what can you do if the landlord refuses to refund?
On this page you will find a complete guide with all important information about bonds and deposits.
What is a deposit or bond?
A deposit is an amount that the tenant pays to the landlord at the start of the rental contract. It covers:
Possible damage to the property
Rent arrears
Unpaid service costs
If the property is delivered correctly, the tenant will get this amount back.
Topics in this guide
1. How high can the deposit (deposit) be when renting?
Common: 1 à 2 months rent
Anything above 3 months is often seen as unreasonable
Expats and short-stay tenants are particularly vulnerable
2. When should the landlord refund the deposit?
Within a reasonable period, usually 1 à 2 months
In the event of late repayment, the tenant can demand statutory interest
3. Common bond disputes
Discussions about damage versus normal wear
Service costs that are unjustly withheld
Settlement of bond with last month's rent (this is not allowed by default)
4. Deposit and temporary rental contracts
With temporary contracts, too much deposit is often asked
Legally usually a maximum of 1 or 2 months rent allowed
5. Checklist: how to prevent problems with the deposit
Take photos when checking in and out
Have an acceptance report drawn up
Always make payments via the bank
6. Procedure for refund deposit
Step 1: Send written reminder
Step 2: Submit claim to the district court
7. Difference between deposit and bank guarantee
Deposit = pay in advance to the landlord
Bank guarantee = the bank guarantees, you don't need to advance
Examples from practice
Example 1: An expat paid three months' deposit for an apartment in Amsterdam. The judge ruled that this was unreasonable and limited it to two months.
Example 2: A student had to wait six months for his deposit to be refunded. He successfully claimed legal interest.
Example 3: A family did not get their deposit back due to "wear and tear". The district judge ruled that this was ordinary usage damage and that the deposit had to be refunded.
Checklist: what to do when discussing the deposit?
📄 Keep your lease and all correspondence.
📸 Take photos of the property when checking in and out.
📝 Request a written acceptance report.
📂 Save proof of payments for rent and deposit.
⚖️ Hire a lawyer if the landlord refuses to pay back.
Why choose Arslan Lawyers?
Extensive experience with rental disputes and deposit procedures
Help for both tenants and landlords
Fast and practical advice, also in urgent cases
Transparent costs, often recoverable from the other party