Service Costs in Westland: What May a Landlord Charge?
Service costs are additional amounts that a landlord charges on top of the bare rent price for supplementary services and facilities. However, not all costs may be passed on as service costs, and landlords are obliged to provide a clear specification annually.
Definition of Service Costs
Service costs include payments for services and supplies related to the use of a rental property, such as:
- Maintenance and cleaning of shared spaces
- Electricity for common lighting
- Services of a janitor or concierge
- Repair and maintenance of lifts or heating installations
- Care of shared gardens
- Insurance for broken glass
Difference Between Bare Rent and All-in Rent
| Type of Rent | Explanation |
|---|---|
| Bare rent | The base price for the property without extras |
| Service costs | Costs for supplementary services |
| All-in rent | A total amount without breakdown |
For all-in rent, the landlord must provide a breakdown between bare rent and service costs upon request.
Legally Permitted Service Costs
The law specifies which costs may be charged as service costs:
Supplies
- Gas, water, and electricity (if supplied by the landlord)
- Heating and cooling (for example via district heating)
- Waste processing (extra containers)
Services
- Cleaning of shared spaces
- Tasks of a janitor
- Shared internet or antenna facilities
- Maintenance of shared installations
Additional Costs
- Administrative costs (limitedly permitted)
- Glass insurance
- Furnishing of shared spaces
Costs That Are Not Permitted
Some costs may not be passed on as service costs, such as:
- Maintenance inside the property (landlord's responsibility)
- Real estate tax (OZB)
- Sewerage costs
- Water board taxes
- Building insurance
- Landlord's management costs
Mandatory Annual Settlement
Landlords must provide an overview of the service costs each year:
- Within 6 months after the end of the calendar year
- With a detailed breakdown of the costs
- With supporting documents (invoices available upon request)
- Including settlement of paid advances
Right of Inspection
Tenants may inspect the underlying documents and calculations of the service costs. The landlord must show these upon request.
Filing an Objection in Westland
If you disagree with the charged service costs:
- Written protest: Ask the landlord for an explanation and proof
- Involve the Rent Tribunal: Request an assessment (cost: €25)
- Deadline: Within 24 months after receipt of the settlement
For support, you can contact the Westland Legal Advice Centre. Disputes can also be submitted to the District Court of The Hague.
Assessment by the Rent Tribunal
The Rent Tribunal can check:
- Whether the costs have been correctly designated as service costs
- Whether the amount is reasonable
- Whether the costs have been fairly distributed among tenants
- Whether the settlement was provided on time
Allocation of Costs
The allocation of service costs must be fair and transparent:
| Method of Allocation | When Applicable |
|---|---|
| Equally per property | For identical properties and facilities |
| Based on surface area | For differences in property size |
| Based on consumption | If there are individual meters |
| Based on number of occupants | For costs such as water or waste |
Service Costs and Rent Allowance in Westland
When applying for rent allowance, the following components are taken into account:
- The bare rent price
- A portion of the service costs (maximum €48 per month in 2024)
- Excluded: costs for gas, water, and electricity
Breakdown of All-in Rent
If you pay all-in rent without specification, you can:
- Ask the landlord for a breakdown
- If refused: submit a request to the Rent Tribunal
- The Rent Tribunal can set the bare rent at 55% of the total amount
Frequently Asked Questions about Service Costs
Can a landlord increase service costs midway?
Yes, but only if the costs demonstrably rise and this is properly substantiated. An annual adjustment is normal.
What to do if no settlement is received?
Send a written request to the landlord. If this does not help, you can involve the Rent Tribunal.
Do I have to pay for unused services?
Yes, if the service is available to all tenants, the landlord may pass on costs, even if you do not use it (for example, a lift).