Housing Disputes Committee
The Housing Disputes Committee offers residents of Westland an independent way to resolve disputes with contractors, real estate agents or sellers regarding the purchase of homes, apartments and related housing matters. It is an accessible, fast and affordable alternative to the Westland District Court, with binding decisions.
What is the Housing Disputes Committee?
This committee, part of The Disputes Committee (formerly SGC), handles complaints from Westland about defects in new-build homes, handover issues, homeowners' association problems and home purchase agreements. In a region like Westland with many new construction projects in places like 's-Gravenzande and Naaldwijk, this is crucial under consumer law, similar to issues with furniture and kitchens. The committee has a lawyer as chairperson and industry experts for realistic solutions.
Legal basis
The Housing Disputes Committee is based on Articles 7:908 to 7:910 of the Dutch Civil Code (DCC), which requires affiliated companies to handle disputes. The Authority for Consumers and Markets (ACM) recognizes the committee under the Alternative Dispute Resolution Act (EU Directive 2013/11/EU). Companies in Westland must include this in their terms and conditions. For new builds, the Housing Quality Requirements (Decree on Buildings and Living Environment) and Article 7:17 DCC on non-conformity also apply.
When can you use the committee?
Residents of Westland can use the Housing Disputes Committee if:
- The dispute concerns a purchased home with defects (e.g., leaks or cracks in a house in Poeldijk).
- The counterparty (contractor or real estate agent) is affiliated.
- You first tried to resolve it amicably (via a complaint letter).
- The amount is under €25,000 (above that, referral to Westland District Court).
Check affiliation on degeschillencommissie.nl.
The procedure step by step
- Submit complaint: Fill out the online form with evidence (invoices, photos, emails). Fee: €25-€125 court fee, refunded if successful.
- Hearing: Written or oral (after about 6-8 weeks). Both parties participate.
- Decision: Within 4 weeks after the hearing, binding on the company, with a 2-week reflection period for you.
- Enforcement: If not complied with: report to ACM for possible penalty payment.
Rights and obligations
Your rights:
- Free preliminary advice via The Legal Advice Centre Westland.
- Enforce the binding decision.
- Reimbursement of costs if you win.
Your obligations:
- Report the complaint in writing to the company (keep proof).
- Attend the hearing on time.
- Accept the decision, unless you appeal to the Westland District Court within 2 weeks.
Case examples
Example 1: Mr. Jansen from Naaldwijk buys a new-build home. Leak due to poor finishing after handover. Contractor refuses. After a demand letter, Jansen wins at the committee: €10,000 compensation.
Example 2: Ms. De Vries in Monster has issues with homeowners' association contributions due to a faulty elevator. Committee rules: HOA repairs and recovers costs from supplier.
Example 3: Buyers of an apartment in Kwintsheul complain about missing kitchen (furniture and kitchens). Non-conformity upheld: €5,000 discount awarded.
Comparison with court
| Aspect | Housing Disputes Committee | Westland District Court |
|---|---|---|
| Duration | 3-6 months | 1-2 years |
| Costs | €25-€125 + refunded if win | €500+ court fee + lawyer |
| Binding | Yes (company always, consumer with reflection period) | Yes |
| Formalities | Low-threshold, no lawyer needed | Formal, strict evidence rules |
Frequently asked questions
Must the company be affiliated?
Yes, verify on The Disputes Committee website. Otherwise: to Kifid or Westland District Court.
What if I disagree with the decision?
As a consumer: appeal within 2 weeks to the district judge at Westland District Court. Companies cannot.
Can I bring a lawyer?
Yes, but not necessary. Self-representation often works; free advice at The Legal Advice Centre Westland.
Does this apply to rentals in Westland?
No, rentals via Rent Tribunal. See our article on rental law.
Tips and recommendations
- Document thoroughly: photos, emails, sign handover report with reservations.
- Send a registered demand letter before filing (template via The Legal Advice Centre Westland).
- When buying in Westland, check the terms and conditions for affiliation.
- For complex cases: consult The Legal Advice Centre Westland or Westland Municipality.
- Related: Buying a new-build home, Homeowners' association law.
This way, you can quickly resolve housing issues in Westland via the Housing Disputes Committee. Questions? Contact The Legal Advice Centre Westland.