Housing Disputes Committee
The Housing Disputes Committee offers residents of Den Haag an independent way to resolve disputes with contractors, real estate agents or sellers regarding purchased homes, apartments and related housing matters. It is an accessible, fast and affordable alternative to proceedings before the District Court of The Hague, with binding decisions.
What is the Housing Disputes Committee?
This committee, part of De Geschillencommissie (formerly SGC), handles complaints from consumers in Den Haag about defects in new-build homes, delivery issues, owners' association disputes and home purchase contracts. In the Den Haag housing market, with extensive new construction in areas like Ypenburg or Laan van NOI, this is essential alongside topics such as furniture and kitchens. The committee is chaired by a lawyer and includes housing experts for practical solutions.
Legal basis
The Housing Disputes Committee is founded on articles 7:908 to 7:910 of the Dutch Civil Code (DCC), which obliges affiliated companies to handle disputes. The Authority for Consumers and Markets (ACM) recognizes the committee under the Alternative Dispute Resolution Act (EU Directive 2013/11/EU). Companies in Den Haag must include this in their terms and conditions. For new builds, the Housing Quality Requirements (Decree on Buildings and the Living Environment) and article 7:17 DCC on non-conformity also apply, relevant for inspections by the Municipality of Den Haag.
When can you approach the committee?
Residents of Den Haag can use the Housing Disputes Committee if:
- The dispute concerns a purchased home with defects (e.g., leaks or cracks in a Den Haag row house).
- The counterparty (contractor or real estate agent) is affiliated.
- You have first attempted amicable resolution (via a complaint letter).
- The claim is under €25,000 (if higher: referral to District Court of The Hague).
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 successful.
- Hearing: Written or oral (after about 6-8 weeks), often in the Rotterdam-Den Haag region. Both parties attend.
- Decision: Within 4 weeks after the hearing, binding on the company, with a 2-week reconsideration period for you.
- Enforcement: If not complied with: report to ACM or escalate to District Court of The Hague for a penalty payment.
Rights and obligations
Your rights as a Den Haag resident:
- Free advice via Legal Aid Office Den Haag.
- Enforce binding decision.
- Cost reimbursement if you win.
Your obligations:
- Complain in writing to the company (retain proof).
- Attend the hearing on time.
- Accept the decision, or appeal to District Court of The Hague within 2 weeks.
Real-life examples from Den Haag
Example 1: Mr. Jansen from Ypenburg buys a new-build home. Leakage due to construction defects. Contractor ignores complaint. Committee awards: €10,000 compensation.
Example 2: Ms. De Vries in an owners' association building on Scheveningseweg complains about a faulty elevator. Decision: Owners' association repairs, costs on supplier.
Example 3: Apartment buyers in the city center demand uninstalled kitchen (furniture and kitchens). Committee grants €5,000 discount due to non-conformity.
Comparison with the District Court of The Hague
| Aspect | Housing Disputes Committee | District Court of The Hague |
|---|---|---|
| Duration | 3-6 months | 1-2 years |
| Costs | €25-€125 + refunded if win | €500+ court fee + lawyer |
| Binding | Yes (company always, you with reconsideration period) | Yes |
| Formalities | Low-threshold, no lawyer needed | Strictly formal with evidence rules |
Frequently asked questions
Does the company need to be affiliated?
Yes, verify on degeschillencommissie.nl. Otherwise: Legal Aid Office Den Haag or straight to District Court of The Hague.
What if you disagree with the decision?
As a consumer, you can appeal to the district court judge at the District Court of The Hague within 2 weeks. Companies cannot.
Can you bring a lawyer to the hearing?
Yes, optional. Self-represented parties often succeed; start with free consultation at Legal Aid Office Den Haag.
Does this apply to rentals in Den Haag?
No, rentals go via the Rent Tribunal. See rental law for Den Haag tenants.
Tips for Den Haag
- Document thoroughly: photos, emails, delivery report with reservations (use Municipality of Den Haag checklists).
- Send registered demand letter before filing (template via Legal Aid Office Den Haag).
- Check terms and conditions on purchase, especially for Den Haag new-build projects.
- Complex case? Consult Legal Aid Office Den Haag for intake.
- See also: Buying a new-build home, Owners' association law.
This way, you quickly resolve housing issues in Den Haag via the Housing Disputes Committee. Questions? Contact Legal Aid Office Den Haag.
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