Service charges for a rental home: what can a landlord charge?

Updated on November 5, 2026.

What are service charges for rent? You pay the basic rent for the use of the dwelling. You pay service charges for agreed services and items provided by the landlord, such as cleaning of the stairwell or furniture in a furnished apartment. If your contract states €950 basic rent and €75 advance payment, you pay €1.025 to the landlord monthly. You must be able to see afterwards how that €75 was spent.

Are you not receiving a clear annual statement or is the service charge settlement too lateIf so, ask for invoices, meter readings, and a specification.

Is the statement unclear or are you paying too much? Then the service charge settlement procedure be the logical next step.

Table of contents

– What are service charges?
– What is included in service costs?
– What is basic rent?
– How high may service charges be?
- Service costs settlement

What are service charges?

Service charges are costs incurred by a landlord for additional services and facilities in a rental property. These costs are in addition to the basic rent and are usually paid monthly as an advance. At the end of the year, the landlord must pay a settlement of service costs make. The actual costs are taken into account and it is determined whether you will receive a refund or have to pay extra.

Have rent and additional costs not been agreed separately? View our explanation about the all-inclusive rental price and the advance payment after division.

Service charges are common in:

• apartments

• student housing

• shared buildings

• complexes with communal areas

What is a normal amount for service charges?

Short answer: There is no fixed standard amount for service charges. It depends on the services included with your home. A low amount may be appropriate for few amenities, while a higher advance payment may be logical for cleaning, the elevator, a caretaker, furniture, or shared energy. However, the landlord is required to settle annually based on actual costs.

Pay particular attention to items that often cause disputes: furniture, furnishings, administrative costs, cleaning, energy for common areas, and costs without an invoice. If you do not receive a clear explanation, read on about service charge settlement too late or start the service charge procedure.

What is basic rent?

Basic rent is the rental price of a property excluding additional costs such as service charges, gas, water, or electricity. Basic rent often determines whether a property falls under social housing, mid-market rental, or private sector. If you have a rent reduction procedure At the start this is separate from the service costs, this is a different type procedures.

What is the difference between basic rent and service charges?

The difference between basic rent en service charge is important.

Bare rent

• the price for the use of the home itself

• without additional services

Service charges

• costs for additional facilities and services

Examples of service costs include:

• cleaning of common areas

• electricity for the hall and elevator

• garden maintenance

• caretaker costs

• glass insurance (depending on the contract date)

• Furniture - Upholstery costs

The basic rent usually also determines whether a home is in the social housing or private sector fall.

What is included in service costs?

Many tenants wonder: What is included in service costs? The law stipulates that only costs for services and deliveries that are directly related to the home if service charges may be passed on. Are you unsure whether you are paying too much service charges? Then take a look at our service costs procedure.

Common service charges include:

Cleaning common areas

For example, cleaning:

• stairwells

• hallway

• lifts

• galleries

Electricity common areas

Think of electricity for:

• lighting in the stairwell

• lifts

• automatic doors

Caretaker costs

A caretaker may be responsible for:

• minor maintenance

• supervision

• minor repairs

Garden maintenance

For buildings with a communal garden.

Glass insurance

Check the date of your rental agreement. For older contracts, glass insurance may be charged under certain conditions. For contracts concluded from January 1, 2027, glass insurance is excluded from the permitted service charges. View the Rent Commission's explanation per cost item.

Heating costs

For homes with a collective heating.

Which service costs may a landlord charge?

A landlord may only charge service costs when:

1. The costs actually incurred

2. The costs relate to services for the tenants

3. The costs are reasonable

Examples of permitted service charges:

• cleaning

• electricity common areas

• garden maintenance

• caretaker

• glass insurance (depending on the contract date)

• electricity for the use of the elevator

The landlord must be able to cover these costs substantiate with an overview of the costs incurred.

Which costs is a landlord not allowed to pass on?

Not all costs may be charged as service charges.

Examples of costs that are usually not allowed:

• major maintenance of the building

• roof repairs

• replacement of installations

• administrative costs that are too high

These are costs that are normally borne by the landlord If a landlord does pass on these costs, a tenant can have this checked by the Rent committee.

How high may service charges be?

There is no general maximum amount for all service charges combined. The advance payment and the final settlement are different amounts. Whether an expense may be passed on depends, among other things, on the agreements made, the service provided, the actual costs, and the applicable rules.

Therefore, do not just ask if the monthly amount is high, but also which items are included and how your share has been calculated. Major maintenance and replacement of installations should not automatically be included on the service charge statement.

Average service costs for an apartment

An average for apartments is of little use without an overview of the included services. For example, an advance payment including collective heating is not comparable to just cleaning and lighting of the stairwell. Use the previous annual statement and the expected costs for your building as a starting point.

Calculation example, not a national average: You pay a monthly advance of €100, so €1.200 per year. If your substantiated share of the actual costs turns out to be €960, the difference you receive back is €240. If your share is €1.350, an additional payment of €150 follows. Also check whether all cost items are justified.

When should the service charge settlement be made?

The landlord must pay a fee every year settlement of service costs send. According to the rules this usually has to be before July 1 of the following year to happen.

For example:

• service charges over 2025

• settlement at the latest June 30, 2026

The statement must state:

• an overview of all costs

• the distribution of costs among the tenants

• the advance payment you have already made

What if the service charge statement is late?

When the landlord the sends service charge statement too late, that could cause problems.

In some cases a tenant can:

• object to the costs and a start service costs settlement procedure

• have the costs checked

• to the Rent committee steps

It is therefore important that landlords send the settlement statement on time. You can have both a missing statement and a statement with disputed costs reviewed. You must first send a sample letter to the landlord in which you ask him to insight into service costs.  If your landlord does not provide this within 3 weeks, we can initiate a service costs procedure.

Is your landlord providing the documents, but you disagree with the amounts? Then send a written objection to the service charges and state by post what you dispute. Give the landlord three weeks to respond. If the objections persist or there is no response, check whether and when you can submit a request to the Rent Commission. The procedure depends on your contract and the financial year. See the procedural rules of the Rent Commission.

Check service costs with the Rent Assessment Committee or via Huurteam Nederland

If you are unsure whether the service charges are correct, you can have the costs checked by Huurteam Nederland

Rental team Netherlands can assess:

• whether the costs are reasonable

• or costs have been correctly passed on

• whether the statement is correct

If it turns out that service charges are too high, the Rent Assessment Committee can decide that tenants receive a refund.

Do service charges count towards rent allowance?

From 2026, service charges will no longer count towards the housing allowance. The Benefits Agency calculates based on the basic rent. For the 2025 benefit year, certain service costs could still be included; do not confuse those old rules with the calculation for 2026.

Read the Explanation from the Benefits Agency regarding housing allowance from 2026.

Frequently asked questions about service costs

What are service charges for a rental property?

Service charges are costs for services and facilities that a landlord provides in addition to the property itself, such as cleaning, electricity in common areas and garden maintenance.

What is a normal amount for service charges?

There is no fixed standard amount. Compare which services are included, which advance payments you made, and which actual costs the landlord can substantiate. An unspecified average does not indicate whether your settlement is correct.

What service costs are for the tenant?

Costs for services that tenants use, such as cleaning the stairwell or electricity for common areas.

What are caretaker costs?

Caretaker fees are costs for a manager or concierge who is responsible for supervision and minor maintenance in a building.

Check service costs per topic

An energy bill is checked differently than a reimbursement for furniture. Therefore, first select the expense item relevant to your settlement.

Furniture and furnishings

Check furnishing costs, depreciation and usage fee for furniture, flooring, curtains and appliances.

Energy and meters

See how you energy costs and service charges for a rental home checks with invoices, meter readings, and allocation key.

Settlement not received

Use the sample letter and deadlines as the service charge settlement too late is whether invoices are missing.

Start a case

Are the costs unclear or possibly too high? Then have the check annual service charge statement.

Additional questions about service charges

These questions relate to search queries regarding advance service charges, the private sector, social housing, and the Rent Commission.

What is an advance payment for service charges?

An advance payment for service charges is the monthly amount you pay in advance for services and supplies in addition to the basic rent. It is a provisional payment, not a final price. The landlord must settle annually based on the actual costs.

Therefore, always check whether the annual statement shows what you have paid, which costs have been incurred, and whether you are entitled to a refund or need to pay extra. If the statement is unclear, request a specification and invoices in writing.

Can my landlord just increase the advance payment for service charges?

No, an increase in the advance payment for service charges should not be arbitrary. The landlord must be able to explain why the amount is increasing, for example due to previous settlements, higher energy costs, or changed services. An advance payment remains provisional and must be settled at a later date.

Ask for the reason for the increase and compare the new amount with the previous annual statement. If that statement is missing, it is advisable to request the annual statement first and only then assess whether the increase is reasonable.

Can the Rent Commission assess service charges in the private sector?

In some cases, the Rent Commission can assess service charges in the private sector, but the procedure depends on the start date of the tenancy agreement and the statutory regulations applicable to your home. For private sector contracts from before July 1, 2024, a written agreement may be required.

Therefore, first check your contract date, the basic rent, and the type of property. After that, you can determine whether the Rent Commission, Huurteam Nederland, or legal advice is the best route for your service charge settlement.

What must be included on a service charge statement?

A service charge statement must clearly show which costs were actually incurred and how much you have already paid in advance. For each cost item, you must be able to see what the amount is based on and how the costs are distributed among the tenants.

If in doubt, ask for invoices, meter readings, contracts, and an allocation key. A total amount without explanation is usually insufficient to verify whether the service charges are reasonable.

What can I do if I don't receive invoices for the service charges?

Request the invoices and specification in writing from your landlord. Keep your email or letter, as this serves as proof that you requested access. Without substantiation, you often cannot assess whether the settlement is correct.

If the landlord does not respond or the explanation remains unclear, a service charge check or procedure may be worthwhile. Start by gathering your tenancy agreement, advance payments, annual statement, and previous notices.

Problems with service charges?

Are you unsure whether you paid too much service charges or is it correct settlement of service costs not?

The Rental Team can help you check service charges and assess the costs of your rental property.

 

 

Also read this important information for tenants:
Landlord refuses to refund deposit: what can you do as a tenant?
Terminating a rental contract by the landlord: these are your rights
What are service charges for a rental property?
Rent increase rules and tips
Rent too high? Here's how to check if you're paying too much rent.
Rent point system: how does the maximum rent work?
Mold in your rental property: what can you do as a tenant?
Deferred maintenance in a rental property: what are your rights?
Applying for a rent reduction: when are you entitled to one?
Am I paying too much rent? How to check your rent

Service charges for social housing, mid-market rental housing, and the private sector

Service charges do not only apply to social housing. Tenants in the mid-market and private sector can also face advance payments, annual settlements, and disputes regarding cost items. The difference lies primarily in the procedure for having the settlement reviewed. With older private sector contracts, access to the Rent Commission may be more limited, whereas social housing and many newer contracts offer broader options.

Are you searching for private sector service charges of service charges social housing, then the first check is the same: is the expense listed in the rental agreement, was the service actually provided, are the costs reasonable, and can the landlord substantiate the statement? If the statement is incorrect, you can then consider whether to lodge an objection, go to the Rent Commission, or the check service charge settlement procedure is the right next step.

Advance payment for service charges and increase

Create a advance payment for service charges is a monthly amount that you pay in advance. That advance payment is not the same as the final amount. The landlord must show afterwards, via the annual statement, what the actual costs were and whether you have to pay extra or receive a refund.

Many tenants are looking for: can service charges be increased arbitrarilyAn increase should be logical based on expected costs, previous settlements, or clear price increases. Always ask for an explanation if the advance payment suddenly increases. If you have not received an annual settlement, read what you can do in the event of a service charge statement late.

Service charge statement example: what should be included?

A clear annual service charge statement contains at least the year to which the statement relates, the total amount of advance payments made, the actual costs per item, and the way in which costs are distributed among tenants. Think of cleaning, the caretaker, energy for common areas, furniture, or furnishings. If in doubt, ask for invoices, meter readings, contracts, and an allocation key.

Would you like to receive an indication first? Then use the service charge calculatorIf it specifically concerns furniture or upholstery, view the explanation about furnishing costs and service charges.