Service Costs in Leiden: What May a Landlord Charge?
Service costs are additional costs charged by a landlord on top of the basic rent price for supplementary services and facilities. However, not all expenses may be passed on as service costs, and landlords are obliged to provide a detailed settlement annually.
Definition of Service Costs
Service costs include payments for services and facilities related to living in a rental property, such as:
- Cleaning of shared spaces
- Electricity for communal lighting
- Services of a caretaker or porter
- Maintenance of lifts or heating installations
- Management of communal green areas
- Insurance for broken glass
Basic Rent versus Total Rent
| Type | Description |
|---|---|
| Basic rent | The rent price for the accommodation only |
| Service costs | Costs for additional services and supplies |
| Total rent | Complete price without breakdown |
In the case of a total rent price, the landlord must specify the basic rent and service costs separately upon request.
Which Service Costs Are Permitted?
According to the law, only certain costs may be charged as service costs:
Supplies
- Gas, water and electricity (if supplied by the landlord)
- Heating and cooling (e.g. district heating)
- Waste processing (extra containers)
Services
- Cleaning of communal spaces
- Work of a caretaker or concierge
- Communal internet or antenna facilities
- Maintenance of shared installations
Other Costs
- Limited administration costs
- Glass insurance
- Furniture in shared spaces
Costs That Are Not Permitted
The following costs may not be passed on as service costs:
- Repairs to the accommodation itself (landlord's responsibility)
- Real estate tax (OZB)
- Sewerage costs
- Waterschap levies
- 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 clear specification of all costs
- With proof (invoices available upon request)
- Including settlement of surpluses or shortfalls in advance payments
Right of Inspection
Tenants have the right to view the underlying invoices and calculations. The landlord must show these upon request.
Filing an Objection in Leiden
If you disagree with the charged service costs:
- Written protest: Ask the landlord for an explanation and proof
- Rent Tribunal: Request an assessment (cost: €25)
- Deadline: Within 24 months after receipt of the settlement
For legal support, you can go to the Juridisch Loket Leiden, located at Stationsweg 46. In addition, the District Court of The Hague, Leiden location handles cases that escalate.
Assessment by the Rent Tribunal
The Rent Tribunal can check:
- Whether costs have been correctly charged as service costs
- Whether the amount is reasonable
- Whether the allocation over tenants is fair
- Whether the settlement was provided on time
Allocation of Costs
The allocation of service costs must be fair and transparent:
| Method | Suitable for |
|---|---|
| Equal per dwelling | Identical dwellings and facilities |
| Based on surface area | Dwellings of different sizes |
| Based on consumption | In the presence of individual meters |
| Based on number of occupants | For costs for water or waste |
Service Costs and Rent Allowance in Leiden
When applying for rent allowance, the following costs are included:
- The basic rent price
- Certain service costs (maximum €48 per month in 2024)
- Not included: costs for gas, water and electricity
Splitting the Total Rent Price
If you pay an all-in rent without specification, you can:
- Ask the landlord for a breakdown
- If refused: involve the Rent Tribunal for a decision
- The Rent Tribunal then determines the basic rent as 55% of the total price
Frequently Asked Questions about Service Costs
Can a landlord simply increase the service costs?
Only with demonstrable cost increases and with clear substantiation. An annual adjustment is normal.
What to do if no settlement is provided?
Request the settlement in writing. If it does not arrive, you can approach the Rent Tribunal.
Do I have to pay for unused services?
If a service is available to all tenants, the landlord may charge costs, even if you do not use it (e.g. a lift).
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