How do you challenge an increase in service costs?

In the Dutch tenancy law of 2026, service costs are one of the most complex and frequently disputed parts of the monthly costs. Where the basic rent is subject to strict legal ceilings, service costs, gas, water, electricity, cleaning, upholstery and concierge services are often used as a grey area. Here, landlords sometimes try to pass on rising costs to tenants that do not legally belong there. In 2026, with fluctuating energy prices and stricter enforcement by the Rent Commission, it is essential to know that service costs must be based on actual costs and that an increase must always be substantiated.

Challenging an increase in service costs is not a matter of simply refusing to pay, but a procedural process that revolves around transparency and verification. In this article, we explain how to identify and legally challenge unjustified increases.

The distinction between basic rent and service costs

The first step in 2026 is to understand the legal definition of service costs (Article 7:237 paragraph 3 of the Dutch Civil Code). Service costs are fees for items and services that are in addition to the basic rent. The landlord is not allowed to make a profit at these costs.

A landlord often tries to shift costs that fall under the regular maintenance of the home (and must therefore be included in the basic rent) to the service costs. This includes repairs to the structure of the building, the replacement of a central heating boiler or the costs of the landlord levy. In 2026, the rule is simple: if a cost item is not directly related to the tenant's consumption or specific living pleasure, it should not be included as a service cost. For example, an increase based on administrative “management costs” should never exceed 5% of the actual service costs.

Right to the annual final bill

An increase in the monthly advance amount in 2026 must always be based on the most recent final bill. The landlord is legally obliged to provide a specified overview of the costs actually incurred each year, no later than six months after the end of the calendar year.

Do you receive a letter where the service costs increase by 20% without seeing the previous year's final bill? Then you are legally strong. You can refuse the increase until the landlord has fulfilled his obligation to provide information. The bill must indicate by mail what the total costs were for the entire complex and how this amount was distributed among the individual tenants (the distribution key). If the landlord refuses to provide this overview, you can immediately start proceedings with the Rental Commission in 2026 to “determine the service costs”.

Right to view invoices

Even if the landlord sends an overview, this does not mean that the figures are correct. In 2026, every tenant will have the legal right to view the underlying invoices and receipts.

If you doubt the increase, you can submit a written request to view the original accounts of, for example, the energy company, the cleaning company or the window cleaner. The landlord must give you the opportunity to check these documents (physical or digital). This often shows that landlords do not pass on discounts they receive from suppliers to tenants, or that costs are shared that are actually intended for another part of the building. Denying access makes the increase in service costs legally questionable.

Objecting to the increase in the advance

An increase in service costs usually concerns the monthly advance payment. If the host announces that the deposit will increase, but you can show that the previous year's actual costs were lower, or that you took measures yourself to reduce your consumption, you can object.

In 2026, the landlord must make it plausible that the increase in the advance is necessary to prevent a large additional payment at the end of the year. However, is the increase unreasonably high in relation to the market prices for those services? Then you can file a written objection. If the landlord goes ahead with the increase, you can pay the difference under protest and submit the case to the Rent Commission or the subdistrict court. In 2026, it is also possible to have the reasonableness of the service costs tested if there is an unreasonable advantage for the landlord in 2026.

Joint action through the tenants' association

In large apartment complexes, individual tenants are often weak against professional managers. In 2026, the strength of the residents' committee or tenants' association is therefore very important.

Based on the Tenant Consultation Act (Wohv), a tenant organization has the right of consent or advice in case of changes to the service package. If the landlord adds new services to the service costs (e.g. an expensive security service) that lead to an increase, this is in many cases not allowed without the consent of a majority of the tenants (usually 70%). By collectively requesting the invoices and checking the distribution keys, the pressure is increased on the landlord to come up with a fair and transparent proposal.

The proceedings before the rent commission in 2026

If a dialogue with the landlord fails, the Rental Commission is the right path for both social tenants and many mid-range tenants. The committee assesses the service costs on the basis of the “service costs policy paper”.

During the procedure, the Rental Commission will force the landlord to provide all supporting documents. If it appears that the landlord cannot show invoices or that the costs are unreasonable, the commission sets the service costs at a lower amount. In 2026, in addition, if the landlord structurally breaks the law by charging too high service costs, the municipality can issue fines under the Good Landlord Act. Starting a procedure with the Rental Commission is relatively cheap for a tenant (€25 for individuals in 2026) and has a strong corrective effect on the landlord's behavior.

Challenging service costs requires a keen eye for the details in the annual bill and a proactive attitude towards your information obligation. In 2026, the rule is: the tenant pays for consumption, not for the property owner's profit margins.