Dutch Rental Service Charges: What Can Your Landlord Charge? (2026)

On top of base rent (kale huur), many Dutch tenants pay monthly service charges (servicekosten). But what can a landlord legally pass on — and what is off-limits? From January 1, 2026, the rules have been tightened with a statutory list of permitted items. This guide explains what is and is not allowed, when you must receive an annual statement, and what to do if problems arise. Updated April 2026.

What are service charges?

The distinction between base rent and service charges matters in practice. Maximum rent levels and any rental allowance (huurtoeslag) are calculated based on the base rent — not the all-in price. Service charges are billed separately and reconciled annually against actual costs. If you have overpaid, you are entitled to a refund of the difference.

On the RentBuzz platform you can find listings where both base rent and service charges are listed separately, making it easy to compare total monthly costs at a glance.

Which service charges are permitted?

The following items are permitted as service charges under Huurcommissie guidelines and Dutch law:

• Cleaning of shared spaces — such as stairwells, lifts, and storage areas
• Cleaning of shared windows — external windows belonging to communal areas
• Caretaker or concierge — salary costs for the management and supervision of the building
• Shared energy costs — for example hallway lighting, or a communal central heating system
• Maintenance of communal gardens — upkeep of shared green areas
• Shared laundry facilities — costs for communal washing machines and dryers

Service charges must always correspond to actual costs incurred. Landlords cannot make a profit from service charges. See also our guide on applying for huurtoeslag in 2026 to understand how base rent affects your rental allowance.

Which charges are NOT permitted?

There are items that landlords sometimes try to pass on as service charges that are not legally allowed:

• Fitness rooms and swimming pools — recreational facility access may not be charged as a service cost
• Taxes and levies — municipal taxes, water board levies, and property tax (OZB) fall outside the permitted scope
• Care costs — costs for care or support services are not service charges under Dutch tenancy law
• General management fees — a landlord may not charge general administration costs as service charges

If your rental contract or monthly invoice contains a line item you do not recognise, always ask your landlord for a written explanation. If your contract was signed on or after July 1, 2024, you have the right to ask the Huurcommissie to review all service charges.

New rules from January 1, 2026

The 2026 rules represent a meaningful shift for tenants. The key changes are:

1. Statutory list — A definitive, legally binding list of permitted service charge items is now in force. Landlords may only pass on items that appear on this list.
2. Greater transparency — Landlords must state in the rental contract which service charges they will levy and the estimated amounts.
3. Stronger annual statement obligation — The requirement to provide a detailed annual statement by July 1 is now anchored in law.

These changes build on the broader overhaul of the Dutch rental market, which also includes the Wet betaalbare huur (Affordable Housing Act) that came into force on July 1, 2024.

How to check your service charges and what to do if something is wrong

Follow these steps if you suspect your service charges are incorrect:

1. Request the annual statement — Your landlord is required to provide a detailed breakdown by July 1 for the previous year's costs (2025 costs by July 1, 2026).
2. Check each line item — Compare items on the statement against the statutory permitted list. If a non-permitted item appears, raise this in writing with your landlord.
3. Ask for supporting documentation — You have the right to inspect the invoices and contracts that underpin the service charge amounts.
4. Contact the Huurcommissie — If your rental contract was signed on or after July 1, 2024, you can submit a request to the Huurcommissie to assess whether your service charges are reasonable. The ruling is legally binding.
5. Juridisch Loket — For free legal advice in the Netherlands, you can contact the Juridisch Loket (legal aid office).

Keep all correspondence about service charges in writing so you have a paper trail if the matter escalates to the Huurcommissie.

Service charges by city

The level of service charges varies by property type and region. Apartments in large cities often carry higher service charges due to shared lifts, concierge services, and other communal amenities. On the RentBuzz platform you can find listings with service charges listed separately, so you can compare total monthly housing costs quickly.

Amsterdam → Rotterdam → Utrecht → Den Haag →