Last updated: November 2026
In Amsterdam, a landlord may ask for a deposit of at most two months’ basic rent on contracts signed from 1 July 2023. The landlord must return it within 14 days after the tenancy ends, or within 30 days when deducting permitted costs such as rent arrears or damage you caused. The same national rules apply across the region, including Amstelveen, Diemen and Haarlem.
Modern apartment building with coloured balconies, illustrating rental deposit rules in Amsterdam
Key takeaways
- Maximum deposit: two months' basic rent (kale huur) for contracts signed from 1 July 2023; three months for older contracts.
- Refund deadline: 14 days after the tenancy ends, or 30 days if the landlord makes a deduction.
- Allowed deductions: only rent arrears, service charges, damage you caused and the energy performance fee.
- Not allowed: normal wear and tear, damage from poor maintenance, and other costs such as administration fees.
- Written breakdown: any deduction must come with written notice and a full cost specification.
- Disputes: these go to the municipality or the court. The Huurcommissie (Rent Tribunal) has no role.
How much deposit can a landlord ask in Amsterdam in 2026?
The cap is set nationally, so the same limit applies in Amsterdam, Amstelveen, Haarlem, Diemen and elsewhere in the Netherlands. For a contract signed on or after 1 July 2023, a landlord may ask for at most two months' basic rent, according to the Dutch government. Contracts signed earlier fall under the old maximum of three months.
The calculation uses basic rent, so service charges such as cleaning of shared areas are not counted.
| Basic rent per month | Service charges per month | Maximum deposit (contract from 1 July 2023) |
|---|---|---|
| €1,500 | €75 | €3,000 |
| €2,000 | €100 | €4,000 |
| €2,750 | €150 | €5,500 |
These are illustrative amounts. Rents differ per home, and a landlord may also ask for less than the maximum.
What if the deposit is above the limit?
The government describes three options:
- Refuse to pay. You may then not get the home.
- Pay and report it to the municipality. The municipality may fine the landlord, but getting the excess back is not guaranteed this way.
- Pay and ask the court to reduce the deposit. If the court does so, the landlord must repay the excess.
When must a landlord return the deposit?
The deadlines depend on whether anything is deducted:
| Situation at the end of the tenancy | Deadline |
|---|---|
| No deductions | Full deposit within 14 days |
| Rent arrears, unpaid service charges or unpaid energy performance fee | Remainder within 30 days |
| Damage you caused | Remainder within 30 days |
The deposit is repaid without interest. Any deduction must be confirmed in writing, with a complete breakdown of the costs.
What can a landlord deduct from a deposit?
Only four types of cost qualify:
- Overdue rent
- Unpaid service charges
- Damage caused by the tenant
- The energy performance fee (energieprestatievergoeding), where this applies
A landlord may not deduct for normal wear and tear, or for damage that results from the landlord's own poor or overdue maintenance. Other costs, such as administration fees, cannot be deducted either.
How do I get my deposit back in Amsterdam?
If the deadline has passed or you disagree with a deduction, work through these steps:
- Collect your evidence: the contract, proof of payment, check-in and check-out reports, photos and messages.
- Ask for repayment in writing. Het Juridisch Loket has a sample letter (in Dutch), and gives free legal advice.
- Get local help. !WOON, the tenant advice organisation, offers free help to residents of Amsterdam, Amstelveen, Aalsmeer, Diemen and Haarlem.
- Report the landlord to the municipality if the rules were broken. Municipalities enforce the Good Landlordship Act (Wet goed verhuurderschap) and can impose a fine.
- Go to court (kantonrechter) if the landlord still refuses to pay.
A municipal fine does not itself return your money. Repayment is a civil claim between you and your landlord, which is why the written request and, if needed, the court remain the main route. !WOON's report on 2025 counted 203 complaints from Amsterdam about deposits that were not refunded, or only partly refunded.
How can I protect my deposit before moving in?
Most disputes come down to proof. This checklist helps tenants, and it is equally useful for landlords.
Before you pay
- ☐ Read the deposit amount in the contract and check it against the basic rent
- ☐ Pay by bank transfer, or get a receipt
- ☐ See the home, or have someone you trust see it, before paying. !WOON warns that people still living abroad are especially vulnerable to scams involving advance payment of rent and deposit
When you move in
- ☐ Make an inventory report (opnamestaat) of the home that is as complete as possible
- ☐ Photograph existing defects and date the photos
When you move out
- ☐ Ask before the tenancy ends how the home must be handed over
- ☐ Attend the handover if you can
- ☐ Make sure the report is complete, dated, named and signed
- ☐ If no report is made, list defects in writing and send them with photos to the landlord well before handover
If no report is drawn up before handover, it becomes harder for the landlord to prove that the departing tenant caused the damage, according to the Dutch housing ministry's guidance.
What should landlords know when they let out a home?
If you let out your Amsterdam home, for example when you move abroad, the deposit is one part of the national rules for landlords. Keep the following in order:
- A written rental agreement, plus tenants' rights and obligations in writing
- A deposit of no more than two months' basic rent
- A complete check-in report at the start of the tenancy
- A repayment process that meets the 14- and 30-day deadlines, which is easy to miss from abroad
- Evidence of the actual cost of any damage you deduct
Municipalities enforce these rules and, for the most serious cases, can take over management of a property. If you live abroad, our sister company Solworth manages homes for owners who are not in the Netherlands.
Frequently asked questions
Is a deposit mandatory when renting in Amsterdam?
No. The law allows a landlord to ask for a deposit but does not require one. The contract sets out whether one applies and how much it is, up to the legal maximum.
Can I use my deposit to pay the last month's rent?
Do not assume so. The deposit is security for the landlord, not prepaid rent. If you stop paying, the unpaid rent counts as arrears that the landlord can deduct, and the 30-day deadline then applies. If you want this arrangement, agree it with your landlord in writing first.
Can the Huurcommissie help me get my deposit back?
No. Deposit disputes are handled through the municipality or the court. The Huurcommissie has no role here.
Can a landlord charge cleaning costs from the deposit?
Only if the cost fits one of the four permitted categories, such as repairing damage you caused. Normal wear and tear cannot be charged. Ask for the written breakdown and check it against your reports.
Can a landlord ask for key money as well as a deposit?
No. Landlords may not ask for key money (sleutelgeld). If you have paid it, keep your proof of payment, because you may be able to recover it through the court. You also pay no agency fee if the agent works for the landlord.
Does the two-month limit apply to my older contract?
No. It applies to contracts signed from 1 July 2023. For contracts signed before that date, the maximum is three months' basic rent.
Looking for a rental, or letting out your home?
AMSTR Property helps international clients find rental homes and let out their properties in Amsterdam and the surrounding region, including Amstelveen, Diemen, Haarlem and Zaandam. Considering buying instead? See our guide to the costs of buying a home in Amsterdam. For questions about your own situation, book a free call.
This article is general information, not legal advice. Rules can change; check your own situation with a legal adviser, Het Juridisch Loket or your municipality.