Splitting All-in Rent Price in Leiden - Steps and Consequences
An all-in rent price means that you pay one amount without specification of bare rent and service costs. This can be disadvantageous, because it is unclear what you are exactly paying for and you cannot apply for rent allowance. In Leiden, you can request your landlord to split the rent price.
What Does an All-in Rent Price Entail?
With an all-in rent price, you pay a fixed amount that includes everything:
- Bare rent (for the use of the dwelling)
- Service costs (such as maintenance or concierge services)
- Sometimes also costs for utilities (water, gas, electricity)
The disadvantage is that you do not know how the costs are divided between bare rent and other items.
Why is an All-in Rent Price Unfavorable?
| Problem | Explanation |
|---|---|
| No rent allowance | Only bare rent and specific service costs count towards allowance |
| Lack of transparency | You have no overview of the cost distribution |
| No settlement | No right to an annual overview of service costs |
| Risk of excessively high rent | Without splitting, difficult to check |
Right to Splitting of the Rent Price
According to the law (Article 7:258 of the Dutch Civil Code), you may ask the landlord to split the rent price:
- Send a written request to your landlord
- The landlord must respond within a reasonable period
- In case of no response or refusal, you can involve the Rent Tribunal
Steps with the Rent Tribunal
- Submit application: To the Rent Tribunal (costs: €25)
- Analysis: The Rent Tribunal determines the bare rent
- Decision: The ruling is binding on both parties
- Effective date: Retroactive from the application date
Determination of the Bare Rent by the Rent Tribunal
The Rent Tribunal uses a fixed calculation:
The remaining 45% is considered service costs.
Example in Leiden
Suppose you pay an all-in rent of €850 per month:
- Bare rent: €850 × 55% = €467.50
- Service costs: €850 × 45% = €382.50
Effects of Splitting the Rent Price
Advantages
- Chance of rent allowance if the bare rent falls below the threshold
- Right to an annual specification of service costs
- Possibility to have the rent price checked
- More insight into your expenses
Possible Disadvantages
- Service costs can be adjusted to actual costs
- Landlord can implement a rent increase within the law
What to Do After Splitting?
After splitting, you have the following options in Leiden:
- Apply for rent allowance: If the bare rent is below the allowance threshold
- Have rent price reviewed: Within 6 months via the Rent Tribunal
- Check service costs: Request an annual settlement
Social Housing or Private Sector in Leiden?
After splitting, it becomes clear in which rent category your dwelling falls:
| Bare rent (2024) | Category | Effect |
|---|---|---|
| Up to €879.66 | Social housing | Falls under the points system |
| Above €879.66 | Private sector | No rent price protection* |
*The Affordable Rent Act may provide additional protection for mid-range rent.
Practical Example in Leiden
A tenant pays €1,000 all-in for a dwelling in Leiden:
- Tenant requests splitting, but landlord does not respond
- Tenant approaches the Rent Tribunal
- Bare rent is established: €1,000 × 55% = €550
- Rent Tribunal checks rent price: maximum €500 according to Rent Assessment System
- Rent is reduced to €500 + service costs
- Tenant receives €50 per month back, plus retroactive effect
Frequently Asked Questions about Rent in Leiden
Can I get rent allowance without splitting?
No, the Tax Authorities require a specified bare rent. An all-in rent price is often too high for allowance.
What if my landlord does not want to split?
In case of refusal, you can involve the Rent Tribunal, which issues a binding ruling.
Do I get money back for excessively high rent?
Yes, if the Rent Tribunal determines that you paid too much, you will receive the difference back from the date of your application.
Do these rules also apply to private landlords in Leiden?
Yes, the rules apply to all landlords, including private ones, for dwellings below the liberalisation threshold.
An all-in rent price is often disadvantageous for tenants. Request splitting and have your rent price reviewed if you think you are paying too much. For help, you can go to the Legal Counter Leiden at Stationsweg 46 or submit matters to the District Court of The Hague, Leiden location.
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