Housing and utilities
Borg (waarborgsom)
Rental deposit
What does Borg mean?
Borg, or waarborgsom, is the deposit a landlord may ask when you rent a home. For contracts signed on or after 1 July 2023 it is capped at two months' bare rent (kale huur), excluding service costs. When the tenancy ends, the landlord must refund it within 14 days. If the landlord deducts unpaid rent or damage, the rest must be refunded within 30 days, with a written specification of the deductions.
Key facts
| Maximum | Two months' bare rent (contracts from 1 July 2023) |
| Refund without deductions | Within 14 days after the tenancy ends |
| Refund with deductions | Within 30 days, with a written specification |
| Allowed deductions | Unpaid rent or service costs, and tenant-caused damage |
What to do
- Before paying, check the amount is no more than two months' bare rent.
- Pay by bank transfer to an account in the landlord's or agency's name, never in cash, and keep proof.
- Make a detailed check-in report with dated photos, signed by both sides if possible.
- At the end, do a joint inspection and ask the landlord to confirm in writing that there is no damage.
- If the deposit is not refunded within 14 days, or 30 with deductions, send a written demand and consider the Huurcommissie or the gemeente's rental team.
Worth knowing
Normal wear and tear, and damage caused by the landlord's late maintenance, cannot be deducted. Dated check-in photos are what settle most deposit disputes.
Frequently asked questions
How much deposit can a Dutch landlord ask?
At most two months' bare rent for contracts signed on or after 1 July 2023. Contracts from before that date allowed up to three months.
When do I get my deposit back?
Within 14 days after the tenancy ends if there are no deductions. If the landlord deducts unpaid rent or damage, the remainder must be returned within 30 days together with a written breakdown.
Can an agency charge me a fee as well as a deposit?
Not when the agent works for the landlord. In that case the agency fee is the landlord's cost, and charging it to you is not allowed.
Read next
Official sources
More Dutch terms: housing and utilities
Plain-English explanations of the words on your letters and contracts.