Housing Disputes Committee
The Housing Disputes Committee offers Rotterdam residents an independent way to resolve disputes with contractors, estate agents or sellers over the purchase of homes, apartments and related housing matters in neighbourhoods such as Kralingen, Charlois or Kop van Zuid. It provides an accessible, quick and affordable alternative to proceedings at the District Court of Rotterdam, with binding decisions.
What is the Housing Disputes Committee?
This committee, part of De Geschillencommissie (formerly SGC), handles complaints from consumers in Rotterdam about defects in new-build homes, delivery issues, owners' association (VvE) problems and home purchase contracts. It is a practical option for Rotterdam residents in consumer housing law, similar to disputes over furniture and kitchens. The committee is chaired by a lawyer and includes housing experts, focusing on practical solutions in the local context.
Legal basis
The Housing Disputes Committee is founded on Articles 7:908 to 7:910 of the Dutch Civil Code (DCC), which require affiliated businesses to participate in dispute resolution. It is approved by the Authority for Consumers & Markets (ACM) under the Alternative Dispute Resolution Act (EU Directive 2013/11/EU). Rotterdam businesses must include this in their terms and conditions. For new-build properties, the Municipality of Rotterdam's Housing Quality Requirements (Decree on the Living Environment) and Article 7:17 DCC on non-conformity also apply.
When can you use the committee as a Rotterdam resident?
In Rotterdam, you can use the Housing Disputes Committee if:
- The dispute concerns a home purchase with defects (e.g. leaks in a high-rise by the Maas or cracks in a new-build property).
- The counterparty (contractor or estate agent) is affiliated.
- You first attempted amicable resolution (via a complaint letter).
- The amount is under €25,000 (above that, referral to District Court of Rotterdam).
Check affiliation at degeschillencommissie.nl.
The procedure step by step
- Submit complaint: Complete the online form with evidence (invoices, photos, emails). Fee: €25-€125 court fee, refunded if you win.
- Hearing: Written or oral (after about 6-8 weeks, often in the Rotterdam area). Both parties attend.
- Decision: Within 4 weeks of the hearing, binding on the business, with 2 weeks' reconsideration period for you.
- Enforcement: Report non-compliance to ACM; penalty payment possible.
Rights and obligations
Your rights as a Rotterdam resident:
- Free initial advice via Rotterdam Legal Aid Desk.
- Enforce binding decision.
- Reimbursement of costs if successful.
Your obligations:
- Submit complaint in writing to the business (keep proof).
- Attend hearing on time.
- Accept decision (or appeal to District Court of Rotterdam within 2 weeks).
Real-life examples from Rotterdam
Example 1: Mr Jansen from Rotterdam-South buys a new-build home in Merwe-Vierhavens. Leakage due to poor finishing after handover. Contractor refuses. After a demand letter, Jansen wins at the committee: €10,000 compensation.
Example 2: Ms De Vries in a VvE apartment block in Centrum faces a faulty lift and high contributions. Committee rules: VvE must repair and recover costs from supplier.
Example 3: Buyers of an apartment in IJsselmonde miss the promised kitchen (furniture and kitchens). Non-conformity upheld: €5,000 discount awarded.
Comparison with District Court of Rotterdam
| Aspect | Housing Disputes Committee | District Court of Rotterdam |
|---|---|---|
| Duration | 3-6 months | 1-2 years |
| Costs | €25-€125 + refunded if win | €500+ court fee + lawyer |
| Binding | Yes (business always, you with reconsideration) | Yes |
| Formalities | Low-threshold, no lawyer needed | Strictly formal, evidence rules |
Frequently asked questions
Does the business need to be affiliated?
Yes, check the De Geschillencommissie website. Otherwise, try Kifid or District Court of Rotterdam.
What if I disagree with the decision?
As a consumer, you can appeal to the district judge at District Court of Rotterdam within 2 weeks. Businesses cannot.
Can I bring someone to the hearing?
Yes, optional. Self-representation often works well; free advice at Rotterdam Legal Aid Desk.
Does this apply to rentals in Rotterdam?
No, rentals go via Rent Tribunal. See tenancy law.
Tips for Rotterdam residents
- Document thoroughly: photos, emails, handover report signed with reservations.
- Send registered demand letter before filing (template at juridischloket.nl).
- Check terms for affiliation on Rotterdam purchases.
- Complex case? Contact Rotterdam Legal Aid Desk for free intake.
- See also: Buying a new-build home, Owners' association law.
This way, you can swiftly resolve housing disputes in Rotterdam via the Housing Disputes Committee. Questions? Call Rotterdam Legal Aid Desk for advice.