The Gemeente issued an enforcement decision against my landlord on July 20, issuing a penalty payment ("dwangsom") if the landlord didn't comply within 6 weeks.

Since my landlord didn't comply by the deadline (Aug 31) in the decision, I contacted the Gemeente. After 2 weeks (Sept 14), the Gemeente replied that the landlord had appealed the decision on August 17 and said the following: "Wij schorten het handhavingstraject op er op dit bezwaar wordt beslist". They also said that a different department would handle the appeal and would contact me. I contacted the different department and they said they're still waiting for a jurist to take the appeal due to their backlog.

I have 3 questions:

1. Can I do anything to speed up the objection process and possibly put the Gemeente in default as an interested party? I know that my landlord could put the Gemeente in default if the appeals takes longer than the 6-week response deadline (12 weeks if the Gemeente extends it), but I'm not sure if I have similar recourse to force a decision on the objection.
2. Is the Gemeente correct to suspend the enforcement decision pending the objection? The enforcement decision itself said that filing an objection does not have a suspensive effect ("Indienen van een bezwaarschrift heeft geen schorsende werking"). Thus, it seems like they don't have to pause enforcement i.e. collecting the penalty payment, but I might be misunderstanding the legal rules.
3. Can I use article 5:37 Awb to request the Gemeente to collect the penalty payment from my landlord?

Okay so I had several requests at Huurcommissie denied because my thing was not in 'Gebrekenboek' but in reality on a daily basis is very annoying, makes living here more dangerous and affects 'leefbaarheid'.

Since 'Leefbaarheid & Veiligheid' is a theme at the Tweede Kamer (national government) I found a new strategy where I basically do all the legal paths available to adress my situation and then I wrote a letter to Tweede Kamer VRO Commissie to ask for a legislature change based on the fact that the legal framework is now proven insufficient 'rechtsbescherming' for citizens.

You can send an e-mail yourself if the law is insufficient and you have a reasonable demand that applies to all: cie.vro@tweedekamer.nl.

This commission can then determine if the law needs some finetuning to protect renters from unsafe living.

To my knowledge, one way to deal with this is e-mailing the landlord, then wait 6 weeks, after which I can open a Rental Tribunal case to get my rent reduced.

But what happens if I freeze to death, during these 6 weeks? That would not be ideal.
I'd like to know if there are faster avenues to tackle this (for example, kort geding).

Furthermore, if my contract is classified as "short-stay" (12-months, international students only (loophole for the 2024 legislation changes, probably), does that limit my rights/ weaken my position in any way? Does this mean that the landlord can get away with shenanigans like this with no consequences?

I've contacted the HuurCommissie today - they told me that I will need to provide them with a technical report... for which a professional would have to inspect the central heating system.
But this central heating system area is, of course, locked down by the landlord - meaning that this required inspection cannot take place.

I tried contacting the Juridisch Loket today as well - but they are unavailable by phone.

I'm open to suggestions. No, I unfortunately do not (yet) have legal insurance. If you've had good past experiences with any, please let me know which insurance company is helpful when it comes to tenancy disputes. It won't help me this time, but it might - in case of a future conflict.

Other than that, I'm all ears. Whatever you think will help me and my neighbours (all 200 of them) - I wanna hear it 🙂

seeing these a lot for studios in den Haag, and i was wondering what the idea behind this is? sounds a bit fishy and was wondering if this is also bustable

https://www.pararius.nl/appartement-te-huur/utrecht/a646dd24/voorstraat

https://www.pararius.nl/appartement-te-huur/utrecht/19f5293c/katherijn-van-leemputdreef

How to fight EU-M

Hey all. I went through the entire process of application for rent reduction case. In the end my place deemed to have higher points than the regulated market threshold however I have major suspicions about my energy label which is currently sitting at A (123,93kWh/m² per jaar) . I tried to get it inspected by Huurcommissie hoping that it would reduce my overall points should they find problems with it but they did absolutely nothing about it during the initial point calculation and completely disregarded my concerns about it during the 15 min hearing which I ended couple of hours ago.

The reasons for my suspicions:

2 windows are single glazed with Uw value of 5.10 (5.2 m2 in total)

3 other windows are double glazed with Uw value of 2.90 (8.6 m2 in total)

For windows energie label document suggest insulation value of 1.0

All of my walls have Rw value of 1.3 and energie label document suggest 6.0

On top of this my downstairs neighbor has the exact same square meter, window and wall thickness in terms of insulation values. And also adjacent to same amount of neighboring homes nearby so we share the same profile and his label is E. We use warmtenet so there are no personal heating involved. I am just flabbergasted at this difference.

Where should i go next to investigate the legitimacy of my energie label. I need to go deeper to find answers and hopefully lower it to the place it actually is.

https://www.pararius.nl/appartement-te-huur/amstelveen/366b8577/iepenrodelaan

https://www.pararius.nl/appartement-te-huur/amsterdam/10e4def7/oostersekade

Hey everybody,

I’m looking for advices for a legal insurance, mainly for the risks connected to my rent situation. I’m currently in dispute with my landlord after winning an huurcommissie case, so I’m foreseeing troubles in my future. I would like to avoid spending tons of money in lawyers or having to run to the juridische locket every week, so I was looking into legale insurances... dont know if anybody has any experiences with them.

For clarity, the huurcommissie case ruled about the splitting of the rent, and I already pay a lower amount as the dumb landlord didnt disputed the verdict. However, there is also a retroactive clause that the landlord is refusing to accept: thats the part I had to hire a lawyer and go to court for. It should be solved by the end of the year, hopefully, so technically I should be cleared of any problem with the new year.

I know all these issues so far cant be taken in consideration by the hypothetical legal insurance, but since the landlord will likely create new problems at the first occasion, I think it might be useful anyway. For example, in case he refuses to give me back the deposit or something like this. Am I right? Am I too hopeful?

I rented a short-term rental in Utrecht for 5 months. She seemed quite nice. She was a renter but was also allowed to sublease one room as well from her own landlord. Therefore, she was my landlord still.

I left the apartment in June and had asked to use my deposit to cover the last month's rent (July) as I had already left the apartment in mid June. She had said absolutely not, citing the contract. I expressed that I was concerned about getting my deposit back and she reassured me that I would get my money back. Thus, I respected the agreement and paid for July. However, now, everytime I message her, she seems to have no money or a "cashflow" problem. I am so shocked. What can I do? I've sent many messages and an official formal email.

ADDED
I am worried about getting any money back at all because of this "cashflow" issue. She is currently on Dutch benefits and cannot work (we are about the same age in our late twenties). Would the benefits be able to cover my deposit? It was a terrible living situation for me- the apartment was complete dire smoky and dirty mess. I'm not currently in the Netherlands as I moved out of the country to another European country. I will fight it for myself and also out of a matter of principles.

My partner and friends tell me that the cashflow issue is NOT my concern at all and I shouldn't worry for her but I am really being taken advantage of.

Hello! I have been in the procedure with the Huurcomissie for a while now. It took them 5-6 months to prepare the report after I made an application for a house point investigation in an effort to reduce the rent. In 4 days, I will have an online 15 minute hearing, however, I do not speak Dutch and was wondering if I can get any help from here. Either paid or voluntary is fine with me. You can also DM me. Let me know what other info I should provide. Have a nice day!

https://www.pararius.nl/appartement-te-huur/amsterdam/63e663ac/pieter-cornelisz-hooftstraat

https://www.pararius.nl/appartement-te-huur/utrecht/f5547826/kanaalweg

In the most recent BOOS podcast, Tim Hofman mentioned that the landlord below was convicted for assault of Hofman and property damage (camera of BNNVARA):

https://www.bnnvara.nl/joop/artikelen/oud-lpf-staatssecretaris-trapt-camera-kapot-en-intimideert-huurders

https://www.youtube.com/@BOOS

The prosecutor can offer a financial penalty or community service as a transaction in case of an undisputed crime. In this case the prosecutor offered a fine of € 800. The penalty was increased because it concerned violence against a journalist according to Hofman in the podcast.

https://nltimes.nl/2026/10/01/dutch-govt-takes-regulation-real-estate-agents-consistent-complaints

https://www.pararius.nl/appartement-te-huur/amsterdam/488a37c7/van-beuningenstraat

https://www.pararius.nl/appartement-te-huur/eindhoven/baad63ab/fazantlaan

https://www.pararius.nl/appartement-te-huur/arnhem/f71e2c07/weverstraat

Hi everyone! I got offered a rental studio by roofz.eu but there are some worrying aspects about it. Im hoping someone has used them before and know they are legit?

- They dont do viewings, its an online playform only.

- They have no online presence, just 1 review on trustpilot.

- found some old reddit posts but nobody had a conclusive answer.

Please if you have dealt with them before let them know if they are legit, they gave 24h to answer.

Hi everyone! This is my third post on the matter, original posts here and here.

So, a lot has happened in the past three days. I filed a case with the Huurcommissie and landlord got really pissed. He's demanded I end my lease early, and has threatened to: have me removed from the apartment, call the police on me, come to the property without my consent (and without my roommates' consent), move in to the property, involve my parents (IDK what he thinks that will do since a) they already know and b) I'm an adult), and stop paying utilities so they get shut off. He was calling and texting me nonstop on Monday, but he hasn't been bombarding me as much yesterday and today (Wednesday). He also backed down on coming to the apartment.

I opened a case with the Huurcommissie, then went to the Juridisch Loket who referred me to Woon; both told me I had taken the right steps. Juridisch Loket said my temporary contract wasn't legit and I'm entitled to an indefinite one, but Woon disagreed; either way that's not my priority right now. I called the non-emergency police when he threatened to enter the apartment, and they told me to call 112 if he does show up, which he fortunately hasn't. I changed the locks just in case (with roommates' agreement, of course). I also reported him to the municipality for breaking the Good Landlord Act, per my Woon contact's advice.

Landlord is now offering €1000 as all-inclusive rent provided I move out on 30 May 2027 (my contract ends on 31 August 2027). I'm pretty sure all-in rent without a breakdown of base rent and services is still illegal. He's also given me a "Beëindigingsovereenkomst en vrijwillige ontruimingsverklaring" to sign in addition to the new rental contract. I don't plan to sign either, and I forwarded both to my contact at Woon to get her advice.

Right now, it seems like the best thing for me to do is wait for the Huurcommissie and/or the municipality to act. But I'm a little worried about what happens when they do. Landlord has threatened to not abide by the Huurcommissie's decision if it's in my favor. Even if he abides by their base rent, I'm afraid he might just overcharge for utilities so I still pay the same amount. It seems like the annual review happens in July, and he's hoping he can just wait me out and I'll give up. Is there anything I can do there? Has anyone had a similar experience and can give some insight?

EDIT: Forgot to add—landlord showed me proof that he does own the property when I first signed the contract.