Distinguishing Major Repairs from Service Costs in Rotterdam

In Rotterdam, major repairs do not fall under chargeable service costs, but under the landlord's responsibility (Article 7:206 BW). This includes structural maintenance such as roof replacement in the iconic cube houses, repair of foundations in the peat areas around the Maas, or replacement of central heating installations in older flats in Delfshaven. Costs exceeding €1,000 per intervention are for the landlord. Service costs in Rotterdam rental properties are limited to minor maintenance, cleaning of common areas in neighbourhoods such as Charlois or Prinsenland, and management of lifts and green spaces. Landlords may not pass on major maintenance via service cost items; this is unlawful and often occurs with housing associations in Rotterdam-South. Tenants can challenge this with the Huurcommissie, which tests against the 'good landlord' standard, taking into account local circumstances such as salt damage from the harbour air. Evidence with inspection reports, quote comparisons, or MJOP (Multi-Year Maintenance Plan) from Rotterdam housing associations such as Woonbron or Vestia. If distinguished, the landlord pays; the tenant is not charged in advance. Disputes escalate to the district court in Rotterdam, with the risk of a penalty payment and possible referral to the local tenant teams. Lease agreements specify lists of minor versus major maintenance, often tailored to Rotterdam building styles. Check the MJOP for planned work in your area, such as in the Feijenoord district. For new construction projects around the Erasmus Bridge, 10 years of indivisible maintenance applies. Tenants with purchase options in revitalisation areas sometimes claim part of the costs. Consult legal advice via the Rotterdam Juridisch Loket if in doubt. This way, you correctly separate costs, avoid disputes, and only pay your share in the port city. (278 words)