All-in Rent in Den Haag: Everything You Need to Know
In Den Haag, an all-in rent price is a popular concept, especially for room rentals and temporary contracts in areas like the Centrum or Schilderswijk. As a tenant, you pay one monthly amount that combines the base rent with service charges such as gas, water, electricity, cleaning, and heating. Due to the tight housing market in the royal city, there are strict legal rules to prevent excessive rates.
Why All-in Rent in Den Haag?
Landlords in Den Haag benefit from simple collection and less paperwork. For tenants, it seems straightforward without having to submit your own meter readings. But beware: without transparency, costs can add up. Since the 2017 rent law amendment, landlords in the region must precisely specify what is included in the all-in price.
Legal Rules for All-in Rent
The all-in rent price is regulated in Book 7 of the Dutch Civil Code (DCC). Relevant articles:
- Art. 7:243 DCC: Service charges only if specified and reasonable in the lease agreement.
- Art. 7:245 DCC: Mandatory annual specification and settlement, with maximum via Huurcommissie.
- Art. 7:257 DCC: Rent price review by Huurcommissie.
For rooms or non-self-contained dwellings in Den Haag, the Vacancy Act often applies. All-in prices must be market-conform; oversight by Huurcommissie and ACM. In disputes, you can go to the District Court of Den Haag.
What’s Included in an All-in Rent Price in Den Haag?
A proper all-in price covers base rent plus advances for:
- Gas, water, electricity (GWE)
- Heating and hot water
- Internet and TV
- Cleaning of shared spaces
- Waste collection via Municipality of Den Haag
- Garden or elevator maintenance
Important: Prohibited in all-in:
- Own insurance
- Internet subscription (unless separately stated)
- Parking with Municipality of Den Haag
Comparison: All-in vs. Base Rent
| Aspect | All-in Rent | Base Rent + Service |
|---|---|---|
| Payment | One amount | Rent + advances |
| Overview | Limited (specification required) | Good (annual settlement) |
| Overpayment Risk | Higher with high usage | Lower due to post-calculation |
| Review | Possible via Huurcommissie | Standard possible |
Rights and Obligations for All-in Rent in Den Haag
Your Rights as a Tenant
- Demand specification before signing.
- Annual settlement mandatory (Art. 7:245 DCC).
- Price check with Huurcommissie or free advice from Juridisch Loket Den Haag.
- Refund if surplus.
Your Obligations
- Pay on time.
- Moderate usage.
- Report defects to landlord.
Landlord’s Obligations
- Clear listing in contract.
- No excessive rates (max. 80-100% above base rent in Den Haag market).
- Settlement within one year.
Examples from Den Haag
Example 1: Room in Zeeheldenkwartier €850 all-in: €550 rent + €300 service (GWE, internet, cleaning). Low usage yields €80 refund.
Example 2: €1300 all-in without details, including non-permitted parking (€120). After Huurcommissie: €80/month discount.
Example 3: Room rental Den Haag €950 for 12m². Huurcommissie reduces to €780 as too high. See All-in Breakdown.
Problems and Solutions
Common issues: High prices, no specification, or no settlement. Send a registered letter, contact Juridisch Loket Den Haag, then Huurcommissie or District Court of Den Haag. For rooms: check hotel status (no protection).
Frequently Asked Questions
Can I break down all-in rent?
Yes, via Huurcommissie or court. Details in breakdown article.
No settlement?
Enforce via penalty clause (Art. 7:245 DCC), after notice to Huurcommissie or Den Haag district court.
Allowed for residential space?
Yes, but reasonable. Rooms: maximum via Huurcommissie points.
Check the price?
Rent price check on huurcommissie.nl, compare Funda or Woonbond for Den Haag prices.
Tips for Den Haag
- Before signing: Demand specification and check with Juridisch Loket Den Haag.
- Compare with average Den Haag rents via Municipality of Den Haag.
- Keep everything for Huurcommissie review.
- Consider a tenants’ association for local advice.