Rent Tribunal (Huurcommissie): how to file a case in the Netherlands

The Rent Tribunal, known in Dutch as the Huurcommissie, is an independent government body that settles disputes between tenants and landlords. It is not a court in the traditional sense but a specialized tribunal that handles rent-related cases. A procedure costs just €25 for tenants. Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), mid-range tenants can also file a case.

This guide explains what the Rent Tribunal does, when you can file a case, how the procedure works and what it costs. Want to check if your rent is too high first? Read our guide on checking if your rent is too high.

What does the Dutch Rent Tribunal do?

The Rent Tribunal (Huurcommissie) settles disputes between tenants and landlords about rent, rent increases, service charges (servicekosten) and maintenance. They conduct an independent point assessment of the property and issue a legally binding ruling. The Tribunal handles the following types of cases:

→Rent assessment (initial rent set too high)
→Rent reduction (rent exceeds points total)
→Objection to rent increase
→Dispute over service charges
→Maintenance and defects

Calculate your rental points with the Huurprijsmeter first

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When can you file a case with the Rent Tribunal?

You can file a case with the Rent Tribunal (Huurcommissie) in the following situations:

✓Your rent is higher than the point total allows. Read more about rent too high.
✓Your landlord does not respond to a rent reduction request.
✓You disagree with a rent increase.
✓You are paying too much in service charges (servicekosten).
✓There is overdue maintenance on your property.

The Rent Tribunal covers social housing (sociale huur) and mid-range housing (middenhuur, up to 186 points). If you rent in the free market sector (vrije sector, 187+ points), you can only file cases about rent increases and service charges, not about the initial rent.

How do you file a case with the Huurcommissie?

Filing a case with the Rent Tribunal involves seven steps. You do not need a lawyer.

1Gather your documents. Collect your rental contract, note your current base rent, and calculate your property’s point total. How to calculate your rental points.
2Write to your landlord first. This is not required, but it is recommended. Many landlords cooperate when presented with a well-documented request. Read how in our guide on requesting a rent reduction.
3File your request with the Rent Tribunal. You can do this through the Huurcommissie website. Fill in a form and attach your rental contract and point calculation.
4Pay €25 in filing fees. You get this amount back if the Rent Tribunal rules in your favour. In that case, the landlord pays €450.
5An inspector visits the property. The Rent Tribunal sends an inspector who conducts an independent point assessment of the property.
6The Rent Tribunal issues a ruling. Based on the point assessment and your rental contract, the Tribunal issues a binding ruling on the rent.
7The ruling is binding. Unless one of the parties appeals to the subdistrict court (kantonrechter) within 8 weeks, the ruling is final.

What does a Rent Tribunal procedure cost?

A procedure costs €25 for tenants and €450 for landlords. If the Tribunal rules in your favour as a tenant, the landlord reimburses your costs. You do not need a lawyer. The procedure takes an average of 4 to 6 months.

	Tenant	Landlord
Costs	€25	€450
Lawyer needed	No	No
Reimbursed if you win	Yes	Yes

What happens after the ruling?

After the Rent Tribunal issues its ruling, there are two possible outcomes.

→Tenant wins: the landlord must lower the rent, potentially retroactively. If you filed within 6 months of signing the lease, the reduction can be backdated to the start of the contract.
→Tenant loses: the rent stays unchanged. There are no additional costs beyond the €25 filing fee.

Disagree with the ruling? Either party can appeal to the subdistrict court (kantonrechter) within 8 weeks. The court then conducts its own assessment.

Check your rent before filing a case

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Common misconceptions about the Rent Tribunal

“The Rent Tribunal is only for social housing tenants.”

Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), mid-range tenants (up to 186 points) can also file rent disputes with the Rent Tribunal. Only the free market sector (187+ points) falls outside its scope for initial rent assessment.

“A Rent Tribunal procedure is expensive.”

It costs €25 for tenants. You do not need a lawyer. If the Tribunal rules in your favour, the landlord reimburses your costs.

“My landlord can evict me for going to the Rent Tribunal.”

Tenants are protected by law. A landlord cannot terminate the rental contract because of a Rent Tribunal procedure.

“The Rent Tribunal ruling is just advice.”

The ruling is legally binding. Only by appealing to the subdistrict court (kantonrechter) within 8 weeks can a party challenge the ruling.

Frequently asked questions about the Rent Tribunal

What does the Dutch Rent Tribunal do?

The Rent Tribunal (Huurcommissie) settles disputes between tenants and landlords about rent, rent increases, service charges and maintenance. They conduct an independent point assessment and issue a binding ruling.

How much does a Huurcommissie procedure cost?

A procedure costs €25 for tenants and €450 for landlords. You do not need a lawyer. If the Tribunal rules in your favour as a tenant, the landlord reimburses your costs.

How long does a Rent Tribunal case take?

A procedure takes an average of 4 to 6 months, from filing the request to the ruling. The duration depends on the complexity of the case and the current caseload.

Can my landlord evict me for going to the Huurcommissie?

No. Tenants are legally protected against termination of the rental contract due to a Rent Tribunal procedure. A landlord cannot end your lease for filing a dispute.

Is the Rent Tribunal ruling binding?

Yes. The ruling is binding for both parties. Only if a party appeals to the subdistrict court (kantonrechter) within 8 weeks can the ruling be challenged.

Last updated: February 25, 2026