1. What changes on 1 January 2027?

The Wet modernisering servicekosten (Service Charges Modernisation Act) comes into force on 1 January 2027, alongside a revised Besluit servicekosten and the Regeling servicekosten. The Dutch government confirmed that timetable in April 2026, after an earlier proposed start date of July 2026 was postponed.

The reform aims to clarify which services can legally be billed to tenants, how charges should be calculated and divided, and how disputes can be handled. Service costs must still relate to the services provided and the applicable legal rules; they are not simply an extra amount a landlord can add to basic rent.

Two systems will temporarily coexist: the newer closed list for contracts signed from 2027 and the existing legal framework for older agreements. Some Huurcommissie procedural improvements are broader.

2. The eight categories a landlord may charge under a new 2027 contract

For rental agreements signed on or after 1 January 2027, only charges falling within the eight categories defined by the new Besluit servicekosten can be passed on as service costs, and the detailed eligibility and calculation rules still apply.

What cannot be added just because a contract mentions it? The government’s housing guidance specifically says that costs for a shared gym do not qualify as residential service charges. The legal category and the actual service matter more than a vague label such as “building amenities”.

This eight-category closed list is not retroactively imposed on every contract signed before 2027.

3. Does the 2027 law apply to an older rental contract?

Some of it does, but not all. The signature date is the starting point:

For older agreements, landlords and tenants may expressly agree to use the new categories and calculation rules. A landlord cannot assume the tenant has agreed merely because the landlord prefers one accounting system for the building.

Advance-payment disputes need an extra check: official published guidance is not fully consistent on whether the broader 2027 review of advances extends to contracts signed before 2027. Huurcommissie’s September news release limits the broader review to new contracts, while a government implementation page describes broader access. If this is the main issue in an older contract, ask the Huurcommissie to confirm which procedure applies before filing.

4. How to check your yearly service-charge statement

Service charges often involve a voorschot: you pay an advance every month, and the landlord must reconcile it with the actual annual expenses. This is separate from the kale huur (basic rent).

Illustrative example — not a published Dutch average: you pay €100 a month in service-charge advances, or €1,200 over a full year. If the correctly allocated actual costs are €950, the difference is €250 to be refunded or credited. If justified actual costs are €1,350, the difference is €150 payable, subject to the relevant contract and legal rules.

Check that your statement shows the total advances paid, the actual costs by category and your share of shared services. Ask to inspect supporting invoices and the allocation calculation if something appears incorrect. Under Dutch law, tenants have a right to inspect documents underlying the annual statement on request.

Pay special attention to shared electricity, cleaning and caretaker charges. A building invoice is not necessarily an amount that can be divided in any way the landlord chooses; the relevant allocation rules and the nature of the service matter.

5. New calculation rules: cleaning, furniture and administration

Huurcommissie has published practical explanations of the new calculation rules for contracts signed from 2027, as well as some policy changes relevant to older contracts.

Shared facilities and utilities

For new contracts, costs for shared facilities are generally distributed equally among the dwellings that can use the service, subject to the specific rules. Individually metered variable utility consumption is normally allocated according to actual measured usage. Rules differ where meters are not individual or heating costs contain fixed components.

Furniture and movable items

A charge for landlord-provided furniture must reflect permitted use and depreciation rules. For new contracts, the Huurcommissie explains that an item whose depreciation period has ended cannot continue generating a use fee merely by being revalued.

Administration fees

For new contracts, Huurcommissie states that administrative fees are generally limited to 2% for heating, cooling, gas, electricity and water and 5% for other service costs, subject to a total annual minimum of €7.50 and maximum of €75 per dwelling. Costs of meter reading and allocating costs cannot simply be billed as an extra separate item on top of those administration fees.

Repair funds

For new contracts, qualifying funds have a maximum contribution of €6 per month. The landlord must be able to explain what the fund covers and show how the money is used. These detailed rules should not be applied indiscriminately to every older rental agreement.

6. How to challenge your service charges: step by step

1. Find your contract signature date. This determines whether the 2027 closed list and new calculation framework apply.
2. Compare the bill with your advances. Check each cost item, invoices, shared-cost allocation and totals.
3. Write to your landlord. If the annual statement is missing after 30 June, ask for it in writing. If you received it but disagree, name the disputed charges and request a corrected calculation.
4. Normally allow three weeks. Huurcommissie guidance generally asks tenants to first give the landlord three weeks to supply the statement or respond to objections. Be careful if the statutory filing deadline is approaching.
5. Apply through MijnHuurcommissie if unresolved. The applicable outcome can depend on your rental sector, contract date and the type of dispute. Keep your lease, written correspondence, annual statements and invoices together.
6. Follow up on any refund. Even after a favourable Huurcommissie ruling, you may need to request repayment directly from the landlord. The Huurcommissie does not collect the money for you.

For broader Dutch renting questions, see our rent increase rules and deposit return and tenant rights guide. Service charges, basic rent increases and security-deposit disputes are related housing issues but follow different rules.

7. From 2027, two tenants can bring a collective case

From 1 January 2027, at least two tenants can submit a collective service-charge request to the Huurcommissie. The old conditions requiring a large residential complex and participation by at least half of the tenants are being removed, along with the former €36 minimum disputed amount for collective annual-settlement cases.

The new collective option also applies to tenants whose rental contracts pre-date 2027. Huurcommissie says a digital form will be provided in MijnHuurcommissie.

This can be particularly useful if several residents of the same building want a shared cleaning charge or caretaker bill examined. Each case still needs to satisfy the applicable procedural and jurisdictional requirements.

8. No proper bill? Could the Huurcommissie set the charge at €0?

Possibly — but not automatically. Under the new rules, if a landlord does not supply a legally adequate annual service-charge settlement, the Huurcommissie may determine the tenant’s payment obligation using statutory standard amounts. These can be low and may lead to a €0 assessment for particular costs in qualifying cases.

However, the Huurcommissie may give the landlord a chance to correct an incomplete statement. Government implementation guidance specifies that the new statutory-standard-amount approach concerns annual settlements for calendar year 2027 or later. Earlier annual settlement years continue under the applicable older assessment rules, even if reviewed in 2027.

Do not stop paying all service charges or expect an automatic full refund. The exact amount depends on the facts, documents, procedure and official decision.

9. Deadlines, Huurcommissie fees and who can apply

A landlord generally must send the service-charge annual settlement before 1 July for the preceding calendar year. The regular Huurcommissie filing window extends for two years after that settlement deadline.

Huurcommissie currently lists a €25 advance procedural fee for tenants, normally returned when the tenant wins. Reduced-income tenants may qualify for an exemption; always check the fee at the time of applying because charges and exemptions can change.

Rental sector matters: the Huurcommissie can generally issue binding service-charge decisions for social housing, and for middle- and free-sector agreements signed on or after 1 July 2024. For a free-sector contract signed before that date, access generally depends on written agreement with the landlord and can lead to advice rather than a binding decision. Other legal routes may be available.

Start with the Huurcommissie annual-settlement procedure and verify the current instructions before filing.

10. Frequently asked questions

Are Dutch service charges capped at eight items from 2027?

For rental agreements signed on or after 1 January 2027, landlords may charge only costs within the eight permitted categories, subject to detailed rules. It is not a limit of eight individual line items, and it does not automatically replace every older contract’s rules.

Can my landlord charge me for a shared gym?

The government’s housing guidance says a shared fitness facility does not qualify as residential service costs. Whether some separate contractual arrangement exists is a different issue; it should not simply be labelled as ordinary servicekosten.

Do the changes apply to my 2025 rental contract?

Some procedural changes do. The closed list of categories and most of the new calculation rules are linked to contracts signed from 1 January 2027, unless a landlord and tenant expressly agree otherwise for an older contract.

Can two neighbours take their landlord to the Huurcommissie together?

Yes. From 1 January 2027, at least two tenants can start a collective service-charge case if the other requirements are met.

What if I never received a yearly service-charge statement?

Ask the landlord for it in writing after the normal deadline. Huurcommissie guidance generally gives the landlord three weeks to respond before you apply. Keep an eye on the separate statutory filing deadline.

Does a missing statement mean every service charge becomes €0?

No. Statutory standard amounts may result in a low or €0 assessment in qualifying disputes about 2027-or-later settlements, after the Huurcommissie process. It is not an automatic cancellation of every charge.

How much does it cost to start a Huurcommissie case?

The currently published tenant procedural fee is €25, with a possible income-based exemption. Check the official fee page before applying.

Are service charges the same as a rent increase?

No. Basic rent (kale huur) and service charges are separate items with different rules. A change in your monthly advance is also not the same as the final annual settlement.

11. Official sources and editorial note

• Rijksoverheid — New service-charge rules from 1 January 2027 (confirmed start date and distinction between old and new contracts).
• Huurcommissie — Wet modernisering servicekosten explained (eight categories, collective requests and disputes).
• Huurcommissie — Overview of 2027 legislation (new and existing rental agreements).
• Huurcommissie — New calculation rules (furniture, metering, shared costs, funds and administration fee limits).
• Volkshuisvesting Nederland — Disputes and transitional rules (settlement year 2027, group complaints and existing cases).
• Huurcommissie — Challenging an annual settlement (three-week step, deadlines, free-sector exceptions and recovering money).
• Huurcommissie — Procedure fees (current fee and possible exemptions).
• Staatsblad 2026, 82 — Official commencement of the Act.

Editorial note — checked 22 October 2026: This article is based on published Dutch government and Huurcommissie guidance. The 2027 law has been enacted but has not yet entered into force at the time of publication. The €100-per-month example is illustrative, not a national average. An individual service-charge dispute depends on the contract date, settlement year, rental sector and supporting evidence. Official pages currently differ on whether expanded review of service-charge advances is available for older contracts, so readers with that specific issue should confirm the applicable route with the Huurcommissie. This article is general information, not individual legal advice.