Why are service costs rising in apartment complexes?

Anyone who opens the financial statements for their apartment or studio in 2026 often faces an unpleasant surprise: service costs have risen sharply. Previously, this was a relatively stable item of a few dozen euros, but in the current economic climate, we see increases of 15% to sometimes as much as 40% compared to two years ago. Whether you're renting or are a member of an Owners Association (VvE) as an owner, the pressure on monthly charges is palpable.

This increase is not an incident, but the result of a “perfect storm” of factors: from explosive increases in insurance premiums to the necessary sustainability of collective systems. In this article, we analyse the underlying causes of rising service costs in 2026.

The explosion in insurance premiums and rebuild values

One of the most underestimated factors behind rising service costs is home insurance. In 2026, the costs of insuring an apartment complex increased dramatically.

• Rebuild value: Due to the increased costs of building materials and labor, the theoretical price of completely rebuilding a building after a fire has risen enormously. Insurers have adjusted their premiums accordingly.
• Damage history and climate: Due to the increase in extreme weather (flooding and storms), insurers are paying out more often. This risk is passed on to the collective policies of VVEs and landlords.
• Prevention requirements: In 2026, insurers will set stricter requirements for the electrical safety of common areas and the storage of e-bikes, which often leads to additional inspection costs or premium increases.

Energy for common areas and installations

Although the individual energy bill for many households stabilized in 2026, collective energy costs remain a problem. This is because the service costs cover the electricity for the elevator, the lighting in the hallways, the mechanical ventilation and any collective boiler.

Many apartment complexes will have to deal with the expiration of old, favourable energy contracts in 2026. The new contracts for large consumers often include higher fixed duties and less favourable rates than before. In addition, the trend towards more electrical equipment in common areas (such as charging stations in the parking basement) means higher basic consumption that is distributed among all residents.

The labour factor: Maintenance and cleaning

In 2026, we will face a structural shortage of professional staff in the Netherlands. This has direct consequences for the costs of the services that are charged via the service costs.

• Cleaning and window cleaning: Wages in the cleaning sector have risen to retain staff. Because cleaning is a labour-intensive item in the service costs, this is immediately reflected in the monthly amount.
• Technical maintenance: Having an elevator, automatic doors or a collective ventilation system maintained became considerably more expensive in 2026. Specialized mechanics charge higher hourly rates and spare parts prices have risen due to global scarcity.
• Garden maintenance: For complexes with a shared garden or courtyard, the costs for gardening services have also increased due to higher fuel costs for machines and increased wage costs.

Sustainability and the Multi-Year Maintenance Plan (MJOP)

For owners in a VvE, the legal obligation to reserve for maintenance became stricter in 2026. The Multi-Year Maintenance Plan is no longer a static document, but a dynamic guide to sustainability.

To meet the climate goals of 2030 and 2050, VVEs must already start saving for major investments such as roof insulation, HR+++ glass in communal areas and increasing the electricity connection. The monthly contribution to the reserve fund, which is part of the service costs, must therefore be increased to prevent residents from having to deposit thousands of euros at once in the future.

Management costs and administration

Managing an apartment complex will be legally and administratively more complicated in 2026 than ten years ago. Legislation such as the Good Landlord Act and new regulations concerning fire safety and privacy (AVG) mean a higher workload for property managers and VvE directors.

Professional administrators have increased their rates to address this complexity. Although this is often only a small percentage of the total service costs, it contributes to the cumulative increase that residents see at the bottom of the line.

How do you check whether the increase is justified?

In 2026, tenants and owners will have more tools to control service costs. A landlord is required by law to send an annual itemized statement comparing the actual costs with the advances paid.

In case of doubt, tenants can go to the Rental Commission for a service cost check. Owners have the right to vote on the budget at the VvE's General Assembly of Members (GMA). It is essential to check that no costs are charged that actually fall under “major maintenance” (such as replacing a lift motor), because this should not be charged to tenants via service costs.

The rising service costs are a reflection of a more expensive, complex society in which we set higher requirements for the safety, comfort and sustainability of our buildings. Although the increase is painful for the wallet, it is often the price of maintaining the value and viability of the apartment complex.