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Frequently Asked Questions
Find answers to the questions you may have. Use the search bar for your specific question or browse the Q&A below.
All questions by topic
Selling
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An energy label is required when renting out or selling a residential property. The label must be available at transfer or at the start of the tenancy.
Is an energy label required when advertising?
If an energy label is available, it must be included in the listing. If no energy label is available yet, it does not have to be shown when advertising. The energy label must, however, be available in time for sale or rental.
Is an energy label required at transfer?
Sales: the energy label must be provided to the buyer at the notarial transfer at the latest.
Rentals: the energy label must be available at the start of the tenancy agreement.
What does the energy label mean when letting?
For rentals, the energy label is part of the points system (WWS). The number of points affects the maximum rent and whether a property falls within the regulated or free sector. An incorrect or missing label may result in a lower permitted rent.
What does the energy label mean for selling?
For selling, the energy label informs buyers about the property’s energy performance and sustainability potential. It often plays a role in buyer decision making.
Currently, there is an exemption for national listed monuments from the energy label requirement. This exemption is expected to end in May 2026. -
In Hilversum, 1930s homes sell very well, especially in neighborhoods like Hilversum Zuid and Boomberg, due to their character and spaciousness. New-build homes in areas like Anna’s Hoeve are popular for their sustainability and modern amenities. Apartments in the city center attract first-time buyers and seniors, while detached villas and semi-detached houses in quiet, green neighborhoods are favored by buyers with a higher budget. Properties with renovation potential are also in demand among buyers looking to invest.
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Most of the costs to the notary are paid by the buyer but the vendor also pays certain costs. For example, the fee for deregistering the mortgage from the Land Registry Office (Kadaster).
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This means that the costs for transferring the property are paid by the vendor. These are costs such as transfer tax and certain notarial charges.
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These are the purchasing costs that need to be paid on top of the agreed purchase price to become owner of the property. These are the transfer tax and notarial charges for the deed of transfer. There may also be additional costs for the buyer, such as fees for mortgage advice, buying agent services, a structural survey of the property, NHG (National Mortgage Guarantee Scheme) application, bank guarantee, property valuation etc. Make sure you have a good overview of all the additional costs in your situation as these can often amount to several thousand euros. These additional costs can no longer be financed as part of the mortgage. This means you’ll need to pay them out of your own money. A large portion of these ‘kosten koper’ is tax-deductible, however. You should assume 4% to 6% of the agreed purchase price for these additional costs.
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When a buyer is interested in a property in our listings, he or she completes a personal contact form on the website or phones the relevant estate agent directly. An appointment is subsequently made to view the property. The estate agent will await the buyer either just outside or inside the property. Once inside, the agent will show the prospective buyer each room in turn and mention any specific characteristics. During this appointment, there is every opportunity to ask the agent questions. It may be that the agent will also obtain information from the potential buyer, such as how soon he or she wishes to move or what appeals about the property. Depending on the size of the property, a viewing will usually take between 15 and 30 minutes.
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Estate agents always use a standard measurement instruction to measure the size of a property. This measurement instruction describes precisely what may and may not be included in the calculation of a residential property’s floor area. Industry association NVM has made a short video (in Dutch) explaining this measurement instruction. The measurement instruction sets out the form, content and structure for calculating the usable floor area. The stated usable floor area is indicative and should not be seen as a guarantee. The measurement instruction doesn’t entirely rule out differences in outcomes caused by e.g. differences of interpretation, amounts being rounded up or down or constraints when carrying out the measurements.
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It’s essential that your property looks appealing. Prospective buyers are often swayed by how they feel when they view a property. A well-maintained, clean and tidy property will give a better overall impression and in turn sell more easily. Tips: - A front garden/balcony railing/entrance hall is usually the first part of a property that a potential buyer sees. Make sure this is well-maintained/tidy/clean; - Make sure there are as few personal items lying around as possible. Decorative items are fine of course but try to keep these to a minimum. It’s easier to obtain a good overall idea of a tidy home and potential buyers like that; - Make sure all the curtains are drawn to allow light in. Most people like light and airy properties; - Make sure the windows are clean so that buyers can easily see out of them; - Potential buyers will open built-in cupboards such as the meter cupboard or stair cupboard. It gives a poor impression if these are crammed full of stuff so make sure you tidy them up; - Make sure any pets are kept elsewhere during viewings and the property is free of hair, odours and toys; - Make sure any built-in lighting and other electronic equipment works. Replace any bulbs that have blown and repair any defective items such as dimmers; - Make sure kitchen worksurfaces are as empty as possible and appliances are clean. It’s important to have a hygienic and tidy kitchen; - Make sure all the grouting, sealant and of course toilets and bathroom taps are spotlessly clean. Also leave as few items as possible in the bathroom, so remove the laundry basket, tubes and bottles etc.; - Loose skirting boards, peeling wallpaper, broken door handles etc. make a poor impression. Make sure such details have also been properly repaired. This often requires very little effort but makes the property look much more appealing.
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These are the grounds on which a buyer makes his or her offer conditional. By invoking these resolutive conditions, the buyer may still back out of the purchase. Watch this video to get an answer on this question. Examples of resolutive conditions include: - Not being granted an appropriate mortgage - The (negative) outcome of a structural survey - Not being awarded a guarantee under the National Mortgage Guarantee Scheme - The outcome of a soil survey - The outcome of a check on the zoning plan
Letting
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An energy label is required when renting out or selling a residential property. The label must be available at transfer or at the start of the tenancy.
Is an energy label required when advertising?
If an energy label is available, it must be included in the listing. If no energy label is available yet, it does not have to be shown when advertising. The energy label must, however, be available in time for sale or rental.
Is an energy label required at transfer?
Sales: the energy label must be provided to the buyer at the notarial transfer at the latest.
Rentals: the energy label must be available at the start of the tenancy agreement.
What does the energy label mean when letting?
For rentals, the energy label is part of the points system (WWS). The number of points affects the maximum rent and whether a property falls within the regulated or free sector. An incorrect or missing label may result in a lower permitted rent.
What does the energy label mean for selling?
For selling, the energy label informs buyers about the property’s energy performance and sustainability potential. It often plays a role in buyer decision making.
Currently, there is an exemption for national listed monuments from the energy label requirement. This exemption is expected to end in May 2026. -
A letting agent can lead to many advantages. They know the local market, which means they can help determine a realistic and competitive rent price, so your property will be rented out quickly and without undervaluing. Agents will also perform screenings, so there is less risk of back payments or problems. All the work, from advertising to handover of the keys, would be taken out of your hands. This is especially important if you aren't experienced in letting. But most importantly, a letting agent is up to date on legislation and regulations, including local regulations and can help avoid any trouble.
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If you are considering letting your property, there are several risks you need to take into account. For example, there may be regulations regarding purchase protection and energy requirements. In addition, the municipality can enforce rules on violations of the zoning plan, fire safety, parking standards, permit requirements, etc. Mistakes in these areas can lead to fines or mandatory adjustments. It is important to be aware of these risks and to act proactively to minimize them.
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That depends on the location, type of property, and furnishings. The rules regarding rental prices are of a mandatory nature and quite complex. We’re happy to provide you with a free and reliable rental price advice.
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We carefully screen all tenants: we check income, identity, and background. This way, you know exactly who you’re renting to. See how we screen tenants and why that matters.
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You usually pay a one-time commission fee upon successful letting. With us, this is a fixed percentage of the rental amount. Would you also like the property to be managed by us during the rental period? Then our services can be adjusted accordingly. View our packages and rates to see what best fits your situation.
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When a buyer is interested in a property in our listings, he or she completes a personal contact form on the website or phones the relevant estate agent directly. An appointment is subsequently made to view the property. The estate agent will await the buyer either just outside or inside the property. Once inside, the agent will show the prospective buyer each room in turn and mention any specific characteristics. During this appointment, there is every opportunity to ask the agent questions. It may be that the agent will also obtain information from the potential buyer, such as how soon he or she wishes to move or what appeals about the property. Depending on the size of the property, a viewing will usually take between 15 and 30 minutes.
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Although there is always a grey area, the Dutch law is pretty clear on which costs are for the account of tenant and which are for landlord. The legislator has recorded this in what is called the 'besluit kleine herstellingen'. The rule of thumb is that major maintenance are for the costs of landlord and the smaller maintenance jobs are for tenant.It's important to mention that a tenant is also financially responsible when they have caused the damages to the property. In this case, it doesn't matter whether it's listed under major maintenance or small maintenance jobs.
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Estate agents always use a standard measurement instruction to measure the size of a property. This measurement instruction describes precisely what may and may not be included in the calculation of a residential property’s floor area. Industry association NVM has made a short video (in Dutch) explaining this measurement instruction. The measurement instruction sets out the form, content and structure for calculating the usable floor area. The stated usable floor area is indicative and should not be seen as a guarantee. The measurement instruction doesn’t entirely rule out differences in outcomes caused by e.g. differences of interpretation, amounts being rounded up or down or constraints when carrying out the measurements.
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Maintenance
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First try to remove the blockage by pouring a bucket of hot water and sodium bicarbonate (baking soda) into the blocked drain and letting it sit for a while. We advise against using other unblocking agents as these can damage the pipes. If hot water and sodium bicarbonate don’t work, a professional drain cleaning service needs to be called. The costs for this are in principle for the account of the tenant unless the cause of the blockage lies outside the property.Prevention is better than a cure, so make sure you use drains in the correct manner. Items that definitely shouldn’t be disposed of in drains include:
- Leftover food
- Rubbish
- Kitchen towel and wet wipes
- Hygiene products
- Excessive amounts of toilet paper
- Grease and hair
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The damage can only be repaired once everything has dried out thoroughly. This depends on many factors and will certainly take a few weeks. Moreover, in many cases the landlord/manager will in turn be dependent on an insurer.
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PipesFirst of all, shut off the mains water supply as quickly as possible by turning off the stop valve. This can often be found next to the water meter inside the property or in the meter box. Open all the taps on the ground floor (if there is one) to remove surplus water from the pipes. Mop up as much water as possible in order to prevent further damage. Report the leak to the landlord/manager so that a technician can be called in.Sewerage/wasteIs the leak caused by a blockage? If so, the blockage needs to be dealt with first. Please see the question “What to do in the event of a blockage?”. If there’s no blockage or the cause cannot be established, the leak needs to be reported to the landlord/manager, including a photo/video that clearly shows the location of the leak.Leak caused by heavy rainfallThis type of leak needs to be reported to the landlord/manager immediately. A leaking roof is often caused by a blocked rainwater drain/gutter. The tenant is responsible for ensuring drainpipes do not become blocked. It’s important to check gutters and rainwater drains twice a year and keep them clean.
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First check our frequently asked questions (FAQs) to see if the defect is included in the list.There are a few things you can check for yourself first:
- Is the appliance plugged in (properly)?
- Check the fuse box: have any of the switches tripped?
- Does resetting the appliance help? Some appliances have a reset function for this. Others need to have the power switched off for 30 minutes.
- Are the filters blocked or do they need cleaning?
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First check the fuse box:When the Residual Current Device (RCD, or residual current circuit breaker) has been tripped:
- Switch off all the groups of circuits corresponding to the RCD by flipping the group switches in the fuse box to ‘off’.
- Also switch off all electrical appliances and lights, either by pulling out the plugs or flipping their switches to ‘off’.
- Flip the tripped RCD and then the group switches to ‘on’.
- Switch on the appliances one by one until the RCD trips again. This will tell you which appliance is causing the problem.
- If none of the appliances is causing a problem, contact your landlord/manager so they can call in a certified technician to check whether there is something wrong with the system.
- Switch off the group of circuits corresponding to the tripped fuse by flipping the group switch to ‘off’.
- Also switch off the electrical appliances and lights in the group, either by pulling out the plugs or flipping their switches to ‘off’.
- Replace the tripped fuse or flip the switch to ‘on’ again.
- Switch on the appliances one by one until the fuse or switch trips again. This will tell you which appliance is causing the problem.
- If none of the appliances is causing a problem, contact your landlord/manager so they can call in a certified technician to check whether there is something wrong with the system.
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First of all, determine which system is heated or supplying your home with hot water. Regardless of the type of appliance, there are a number of things that must be checked to determine the cause of the malfunction (also watch our instruction video):
- Are the fuses still intact and is the Residual Current Device (RCD, or residual current circuit breaker) in your meter cupboard still on?
- Is the thermostat working? It can be that the batteries are empty or that the wireless connection has been lost, so that no signal is passed on to the boiler. See the thermostat manual to find out how to solve this.
- Is the temperature on the room thermostat set high enough?
- Does the thermostat have a digital display? Check if it shows strange messages/error codes. If so, find out what it means in the manual.
- Have the (thermostat) knobs of the radiators been turned open and have the radiators been bled? For more information about venting the installation, see the question “How can the heating system be bled?”.
- Are there any hot water taps leaking somewhere?
- Has it been extremely cold outside or is it now? Then it may be that the pipes are or have been frozen. If you suspect this, please contact us immediately.
- Is the gas valve open? If no, then open this one unless there is a reason why the gas valve has been turned off.
- Is the power plug in the socket? If no, plug it in unless there is some reason why the power has been interrupted.
- In case of an older type of boiler: does the pilot light burn? If not, look in the manual of the boiler or contact your landlord/manager.
- In case of a more modern boiler: is a fault reported on the display? If so, find out what the malfunction is in the manual and how you can solve it yourself.
- Is the water pressure high enough? The pressure must be between 1.5 and 2 bar. If the pressure is too low, please refer to the question “How to top up the central heating boiler when the pressure gets too low?”.
- Does the boiler and/or radiators produce a strange noise? Then it may be that the heating system has to be bled. For this, look as stated above under the question “How can the heating system be bled?”.
- Is there no demonstrable reason for the malfunction? Then reset the installation by pressing the reset button or removing the plug from the socket for 30 minutes.
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Our initial advice is to approach the person causing the nuisance, explain to them in a friendly manner that their behaviour is bothering you and ask them to stop. It may be that the person causing the nuisance has no idea of the impact their behaviour is having. If this fails to yield results (after repeated attempts), you can turn to the police or municipality. You can report this to the landlord/manager but they have no influence over nuisance caused by third parties.
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The first thing to do is clear the condensation drain. It’s likely that this is blocked. You’ll find the condensation drain at the bottom and rear inside of the fridge. It’s also a good idea not to place products against the side or rear walls of the fridge or overfill it.
Commercial real estate
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For commercial property, there are strict demands for durability. For example, since January 1st 2023 office spaces must have at least energy label C to be let or used. There are exceptions, but these are limited.
If you don’t meet this requirement, you risk the following:
- Government enforcement, such as fines or penalty’s
- Decrease in value of the property
- Limitations when refinancing or selling
- Possible tenant claims when the property doesn’t adhere to the agreed upon function of use
It’s important to look further ahead: steps are being taken to improve the energy label to A in the future, and installations such as central heating boilers are slowly phased out. As owner, you have to plan ahead for durability, both financial and technical.
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With commercial properties, the distribution of maintenance differs from that of residential properties. Legally, the regulations for offices and shops (7:230a of the Dutch Civil Code) leaves plenty of room for contractual agreements. In practise, usually the following applies:
- Landlord: major maintenance and replacement of essential installations (such as roof, foundation, main sewage, facades and technical installations).
- Tenant: daily and minor maintenance, including malfunctions caused by use, interior finishings and often the periodic maintenance of installations.
In the case of shops (7:290 of the Dutch Civil Code) agreements made can differ, but a large part of the maintenance, usually more than expected by landlords, are contractually attributed to tenant.
Important: Installations such as air conditioning and heating systems are increasingly attributed to the landlord. Unclear agreements often lead to discussions, so the division must be explicitly detailed in the contract.
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Most tenancy agreements for commercial properties include an annual indexation. This is usually based op the CBS’ “All Households CPI”, but other CPI’s (such as the CPI for Processed or Unprocessed Goods) also occur. Which indexation you should be using, fully depends on what the contract states.
The starting date of the tenancy agreement also plays an important role: indexation is almost always done on the contractually agreed upon date, regardless of when the contract was signed. When inflation is exceptionally high or low, the contractual indexation is leading.
A correct application is essential, as a wrong calculation or a late notice could lead to inability to implement the indexation or the tenant demanding repayment.
Buying
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These are the purchasing costs that need to be paid on top of the agreed purchase price to become owner of the property. These are the transfer tax and notarial charges for the deed of transfer. There may also be additional costs for the buyer, such as fees for mortgage advice, buying agent services, a structural survey of the property, NHG (National Mortgage Guarantee Scheme) application, bank guarantee, property valuation etc. Make sure you have a good overview of all the additional costs in your situation as these can often amount to several thousand euros. These additional costs can no longer be financed as part of the mortgage. This means you’ll need to pay them out of your own money. A large portion of these ‘kosten koper’ is tax-deductible, however. You should assume 4% to 6% of the agreed purchase price for these additional costs.
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It's always handy to come well-prepared to a viewing, but what can you do? Some tips: - Make a list of those points you consider to be extra important so that you don’t forget them; - Do some research into the local area, for instance by walking around it one evening; - Two people see more than one. Ask someone to accompany you if you like. Thorough preparation will probably mean you’ll want to ask the estate agent questions during the viewing.
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When a buyer is interested in a property in our listings, he or she completes a personal contact form on the website or phones the relevant estate agent directly. An appointment is subsequently made to view the property. The estate agent will await the buyer either just outside or inside the property. Once inside, the agent will show the prospective buyer each room in turn and mention any specific characteristics. During this appointment, there is every opportunity to ask the agent questions. It may be that the agent will also obtain information from the potential buyer, such as how soon he or she wishes to move or what appeals about the property. Depending on the size of the property, a viewing will usually take between 15 and 30 minutes.
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Estate agents always use a standard measurement instruction to measure the size of a property. This measurement instruction describes precisely what may and may not be included in the calculation of a residential property’s floor area. Industry association NVM has made a short video (in Dutch) explaining this measurement instruction. The measurement instruction sets out the form, content and structure for calculating the usable floor area. The stated usable floor area is indicative and should not be seen as a guarantee. The measurement instruction doesn’t entirely rule out differences in outcomes caused by e.g. differences of interpretation, amounts being rounded up or down or constraints when carrying out the measurements.
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Read our blog or watch this video for the answer.
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The vendor is obliged not just to consider his or her own interests but also those of the buyer. If the buyer knows of a defect that the buyer will not easily discover, he or she must notify the buyer of this. The vendor is therefore subject to this obligation irrespective of whether the buyer asks for the information.
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These are the grounds on which a buyer makes his or her offer conditional. By invoking these resolutive conditions, the buyer may still back out of the purchase. Watch this video to get an answer on this question. Examples of resolutive conditions include: - Not being granted an appropriate mortgage - The (negative) outcome of a structural survey - Not being awarded a guarantee under the National Mortgage Guarantee Scheme - The outcome of a soil survey - The outcome of a check on the zoning plan
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A sale or purchase comes about if the vendor and buyer agree on the most important issues, such as price, transfer date, resolutive conditions and any agreements about movable property. The buyer must name any resolutive conditions in advance and these are then included in the purchase agreement.
Renting
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We carefully screen all tenants: we check income, identity, and background. This way, you know exactly who you’re renting to. See how we screen tenants and why that matters.
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You usually pay a one-time commission fee upon successful letting. With us, this is a fixed percentage of the rental amount. Would you also like the property to be managed by us during the rental period? Then our services can be adjusted accordingly. View our packages and rates to see what best fits your situation.
-
When a buyer is interested in a property in our listings, he or she completes a personal contact form on the website or phones the relevant estate agent directly. An appointment is subsequently made to view the property. The estate agent will await the buyer either just outside or inside the property. Once inside, the agent will show the prospective buyer each room in turn and mention any specific characteristics. During this appointment, there is every opportunity to ask the agent questions. It may be that the agent will also obtain information from the potential buyer, such as how soon he or she wishes to move or what appeals about the property. Depending on the size of the property, a viewing will usually take between 15 and 30 minutes.
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Although there is always a grey area, the Dutch law is pretty clear on which costs are for the account of tenant and which are for landlord. The legislator has recorded this in what is called the 'besluit kleine herstellingen'. The rule of thumb is that major maintenance are for the costs of landlord and the smaller maintenance jobs are for tenant.It's important to mention that a tenant is also financially responsible when they have caused the damages to the property. In this case, it doesn't matter whether it's listed under major maintenance or small maintenance jobs.
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The damage can only be repaired once everything has dried out thoroughly. This depends on many factors and will certainly take a few weeks. Moreover, in many cases the landlord/manager will in turn be dependent on an insurer.
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This is only possible with the permission of the landlord. The request must be made in writing and signed by both departing and remaining tenants. The landlord/manager also needs to receive the remaining tenant’s income details to assess whether they can pay the rent on their own. The landlord is legally entitled to refuse permission for letting the property solely to the remaining tenant or if applicable to a replacement tenant. It is possible that costs will be incurred, for instance for drawing up an addendum containing this amendment.
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You can find the period of notice in the tenancy agreement. The period of notice is always expressed in calendar months; please also see the question “What is meant by a period of notice of one or more calendar month(s)?”
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Periods of notice are usually expressed in calendar months. This means a period that runs from the first up to and including the last day of a month. It therefore makes no difference if notice is given at the start, halfway through or at the end of the month, the period of notice will always start after the last day of the month in which notice is given. Example: notice is given on a tenancy agreement on 15 March and a period of notice of one calendar month applies. In this case, the tenancy agreement ends on 30 April.
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No, this is not an option (with the exception of a few specific projects). The tenant needs to set up an automatic transfer order via their bank so that the monthly rent can be paid automatically.
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Tenancy agreement
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That depends on the type of tenancy agreement. If everything is properly arranged in advance, the tenancy agreement can indeed be terminated when the landlord wishes to return to the rented property. However, this always depends on a correctly drafted agreement and the applicable conditions.
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You can find the period of notice in the tenancy agreement. The period of notice is always expressed in calendar months; please also see the question “What is meant by a period of notice of one or more calendar month(s)?”
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Periods of notice are usually expressed in calendar months. This means a period that runs from the first up to and including the last day of a month. It therefore makes no difference if notice is given at the start, halfway through or at the end of the month, the period of notice will always start after the last day of the month in which notice is given. Example: notice is given on a tenancy agreement on 15 March and a period of notice of one calendar month applies. In this case, the tenancy agreement ends on 30 April.
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This depends on the type of rental agreement and the terms agreed between tenant and landlord. The termination conditions are outlined in the rental agreement.
Termination is not allowed during a fixed initial rental period, which often applies to contracts for indefinite term.
For landlords, giving notice is usually only allowed at the end of a rental period – and only if there is a lawful reason.
Need more information? Contact the landlord or property manager.
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Officially, the term diplomatic clause is used for the article in a tenancy agreement stipulating that the landlord is temporarily letting out their own home and will take up residence in it again after the end of the tenancy agreement. However, in the rental property market the term is also used for a clause that gives the tenant the right to terminate a tenancy agreement prematurely if there are urgent job-related reasons for doing so or in the event of circumstances beyond the tenant’s control.
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In most cases, a landlord cannot simply terminate the rental agreement if he/she wishes to sell the property. Termination of the rental period for this specific reason can only be done if the property was rented out under the Vacancy Act, for example.
Read our blog and wacht our video to discover the complete answer.
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If you're a tenant and want to terminate the rental agreement, this must be done with a signed notice letter. You’ll find a standard example here.
Make sure to follow the agreed notice period. Termination is only possible at the end of a calendar month (so if notice is sent on, for example, 14 March, it will be treated as if sent on 31 March).
Are there multiple tenants listed on the agreement? Then each tenant must sign the notice individually. According to the rental agreement, the letter must be sent by bailiff’s writ or registered mail.
Always check with your landlord or property manager whether a signed notice by email (with confirmation of receipt) is also accepted.
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Many tenancy agreements include a period in which the agreement may not be terminated. The tenancy agreement states the date from which it may be terminated. The dates in the tenancy agreement are always termination dates so if, for instance, the tenancy agreement gives 30 April as an end date and you wish to terminate it as of that date, the landlord/manager will need to receive your notice no later than 31 March.
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That depends on the type of rental agreement and the terms agreed between tenant and landlord.
In a standard rental agreement for indefinite period, the landlord can only terminate based on a legal ground. Examples include urgent personal use—which must be clearly substantiated by the landlord—or non-payment by the tenant. This type of contract is based on the idea of a long-term rental relationship.
For a fixed-term agreement of up to two years (self contained housing), termination is more straightforward: the landlord only needs to send a timely notice to let the contract end on the agreed date.
In other temporary agreements, the landlord can give notice effective on the end date as stated in the contract. In that case, a notice period of three calendar months applies, plus one extra month for each full year the tenant has lived in the property (with a maximum of six months).
The key takeaway: always check the rental agreement for the specific arrangements. Not sure? Contact your rental agent or property manager.
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The type of tenancy agreement that has been concluded determines the date from which the tenant or landlord is permitted to terminate it and the applicable periods of notice.Notice must always be given in writing. It must be indisputably clear to both parties that notice has been given and reached the other party. The most common method of giving notice is still by registered post. A bailiff’s notification is a more expensive option but is sometimes used if there’s uncertainty about whether a registered letter would reach the other party in good time. There’s also jurisprudence to indicate that giving digital notice via E-mail or WhatsApp message is also correct as the other party will then need to prove that they didn’t receive it in good time, but this is rather a grey area that might need to be resolved in court in the event of a difference of opinion.For the complete answer, check out our blog.
Regulations
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An energy label is required when renting out or selling a residential property. The label must be available at transfer or at the start of the tenancy.
Is an energy label required when advertising?
If an energy label is available, it must be included in the listing. If no energy label is available yet, it does not have to be shown when advertising. The energy label must, however, be available in time for sale or rental.
Is an energy label required at transfer?
Sales: the energy label must be provided to the buyer at the notarial transfer at the latest.
Rentals: the energy label must be available at the start of the tenancy agreement.
What does the energy label mean when letting?
For rentals, the energy label is part of the points system (WWS). The number of points affects the maximum rent and whether a property falls within the regulated or free sector. An incorrect or missing label may result in a lower permitted rent.
What does the energy label mean for selling?
For selling, the energy label informs buyers about the property’s energy performance and sustainability potential. It often plays a role in buyer decision making.
Currently, there is an exemption for national listed monuments from the energy label requirement. This exemption is expected to end in May 2026.
Costs/prices
Maintenance/technical
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First try to remove the blockage by pouring a bucket of hot water and sodium bicarbonate (baking soda) into the blocked drain and letting it sit for a while. We advise against using other unblocking agents as these can damage the pipes. If hot water and sodium bicarbonate don’t work, a professional drain cleaning service needs to be called. The costs for this are in principle for the account of the tenant unless the cause of the blockage lies outside the property.Prevention is better than a cure, so make sure you use drains in the correct manner. Items that definitely shouldn’t be disposed of in drains include:
- Leftover food
- Rubbish
- Kitchen towel and wet wipes
- Hygiene products
- Excessive amounts of toilet paper
- Grease and hair
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The damage can only be repaired once everything has dried out thoroughly. This depends on many factors and will certainly take a few weeks. Moreover, in many cases the landlord/manager will in turn be dependent on an insurer.
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PipesFirst of all, shut off the mains water supply as quickly as possible by turning off the stop valve. This can often be found next to the water meter inside the property or in the meter box. Open all the taps on the ground floor (if there is one) to remove surplus water from the pipes. Mop up as much water as possible in order to prevent further damage. Report the leak to the landlord/manager so that a technician can be called in.Sewerage/wasteIs the leak caused by a blockage? If so, the blockage needs to be dealt with first. Please see the question “What to do in the event of a blockage?”. If there’s no blockage or the cause cannot be established, the leak needs to be reported to the landlord/manager, including a photo/video that clearly shows the location of the leak.Leak caused by heavy rainfallThis type of leak needs to be reported to the landlord/manager immediately. A leaking roof is often caused by a blocked rainwater drain/gutter. The tenant is responsible for ensuring drainpipes do not become blocked. It’s important to check gutters and rainwater drains twice a year and keep them clean.
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First check our frequently asked questions (FAQs) to see if the defect is included in the list.There are a few things you can check for yourself first:
- Is the appliance plugged in (properly)?
- Check the fuse box: have any of the switches tripped?
- Does resetting the appliance help? Some appliances have a reset function for this. Others need to have the power switched off for 30 minutes.
- Are the filters blocked or do they need cleaning?
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First check the fuse box:When the Residual Current Device (RCD, or residual current circuit breaker) has been tripped:
- Switch off all the groups of circuits corresponding to the RCD by flipping the group switches in the fuse box to ‘off’.
- Also switch off all electrical appliances and lights, either by pulling out the plugs or flipping their switches to ‘off’.
- Flip the tripped RCD and then the group switches to ‘on’.
- Switch on the appliances one by one until the RCD trips again. This will tell you which appliance is causing the problem.
- If none of the appliances is causing a problem, contact your landlord/manager so they can call in a certified technician to check whether there is something wrong with the system.
- Switch off the group of circuits corresponding to the tripped fuse by flipping the group switch to ‘off’.
- Also switch off the electrical appliances and lights in the group, either by pulling out the plugs or flipping their switches to ‘off’.
- Replace the tripped fuse or flip the switch to ‘on’ again.
- Switch on the appliances one by one until the fuse or switch trips again. This will tell you which appliance is causing the problem.
- If none of the appliances is causing a problem, contact your landlord/manager so they can call in a certified technician to check whether there is something wrong with the system.
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First of all, determine which system is heated or supplying your home with hot water. Regardless of the type of appliance, there are a number of things that must be checked to determine the cause of the malfunction (also watch our instruction video):
- Are the fuses still intact and is the Residual Current Device (RCD, or residual current circuit breaker) in your meter cupboard still on?
- Is the thermostat working? It can be that the batteries are empty or that the wireless connection has been lost, so that no signal is passed on to the boiler. See the thermostat manual to find out how to solve this.
- Is the temperature on the room thermostat set high enough?
- Does the thermostat have a digital display? Check if it shows strange messages/error codes. If so, find out what it means in the manual.
- Have the (thermostat) knobs of the radiators been turned open and have the radiators been bled? For more information about venting the installation, see the question “How can the heating system be bled?”.
- Are there any hot water taps leaking somewhere?
- Has it been extremely cold outside or is it now? Then it may be that the pipes are or have been frozen. If you suspect this, please contact us immediately.
- Is the gas valve open? If no, then open this one unless there is a reason why the gas valve has been turned off.
- Is the power plug in the socket? If no, plug it in unless there is some reason why the power has been interrupted.
- In case of an older type of boiler: does the pilot light burn? If not, look in the manual of the boiler or contact your landlord/manager.
- In case of a more modern boiler: is a fault reported on the display? If so, find out what the malfunction is in the manual and how you can solve it yourself.
- Is the water pressure high enough? The pressure must be between 1.5 and 2 bar. If the pressure is too low, please refer to the question “How to top up the central heating boiler when the pressure gets too low?”.
- Does the boiler and/or radiators produce a strange noise? Then it may be that the heating system has to be bled. For this, look as stated above under the question “How can the heating system be bled?”.
- Is there no demonstrable reason for the malfunction? Then reset the installation by pressing the reset button or removing the plug from the socket for 30 minutes.
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Our initial advice is to approach the person causing the nuisance, explain to them in a friendly manner that their behaviour is bothering you and ask them to stop. It may be that the person causing the nuisance has no idea of the impact their behaviour is having. If this fails to yield results (after repeated attempts), you can turn to the police or municipality. You can report this to the landlord/manager but they have no influence over nuisance caused by third parties.
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The first thing to do is clear the condensation drain. It’s likely that this is blocked. You’ll find the condensation drain at the bottom and rear inside of the fridge. It’s also a good idea not to place products against the side or rear walls of the fridge or overfill it.
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