How long does a case take at the Huurcommissie?

Short answer: In my cases, it takes an average of just over three months from the time the request is filed until the decision is issued by Huurcommissie . The Huurcommissie itself does its best to resolve each case within four to six months. If a hearing is scheduled, it takes longer than if the chairperson issues a decision immediately. This is not a guarantee for your case: the timeline depends in part on Huurcommissie and on your landlord.

How long does a case take, according to the Huurcommissie?

The Dutch Public Prosecution Service ( Huurcommissie ) states that it does its utmost to conclude each case within four to six months, and that it cannot say in advance exactly how long it will take. The duration depends, among other things, on whether all the information is received on time and in the proper form, and whether a hearing is required in addition to the investigation at the residence.

How long will it take in my case?

From the day I file the request with the Huurcommissie until the day of the ruling (or the ruling following an appeal), it takes an average of just over three months in my cases, based on all cases with a ruling issued by October 6, 2026. In recent months, this timeframe has increased slightly, approaching four months. If the chairperson issues a ruling without a hearing, the process is usually faster than average. If a hearing is held, expect the process to take four to five months.

A complete file helps: if I submit your request with all the documents included, no time will be wasted waiting for documents that need to be submitted later.

What happens during those months?

1. Submit. As soon as your application is complete and you have signed the authorization, I will submit the request.
2. Invitation to the inspection. Once the fees have been paid and all the information has been received, you will receive an invitation to the in-home inspection within six weeks, approximately two weeks in advance.
3. The inspection. A structural engineer from the Dutch Housing Association ( Huurcommissie ) will come to inspect the home; this usually takes between 15 minutes and an hour and a half. The Dutch Housing Association ( Huurcommissie ) always sends an inspector; all you need to do is make sure someone is there to answer the door.
4. The report. You and your landlord will receive the report within three weeks of the inspection. You’ll then have two weeks to respond; I’ll handle that for you.
5. What happens next. Within three weeks of that response deadline, the Huurcommissie will announce the next steps: a ruling by the chairperson or a hearing.
6. The ruling. If a hearing is held, the ruling will be sent by email approximately six weeks later.

Why does one case take longer than another?

• A hearing. If the presiding judge cannot resolve the case immediately, a hearing will be held, followed by approximately six weeks until the ruling is issued.
• Rent Reduction Based on Criteria. If you’ve been living there for some time and would like to have your rent reduced, I’ll first send a proposal to your landlord. Only if they do not agree to it can the request be submitted to the “ Huurcommissie.” In practice, this process takes about two months, not including the time spent with the “ Huurcommissie.” If the initial rent is being reviewed within six months of the start of your lease, the request can be submitted immediately.
• Objection. After the chairperson issues a ruling, your landlord has three weeks to file an objection. The committee will then review the case, which will take additional time.
• Missing information. If anything is missing, the Huurcommissie will hold off until it is provided. That is why I will not submit the file until it is complete.

What do I need to do on my own while it's running?

Very little. You fill out the huurprijscheck, send your lease agreement and your most recent rent increase notice, and sign the authorization so I can act on your behalf. During the process, make sure someone is there to let the inspector in, and if your landlord makes an offer, you decide. I’ll take care of the rest. I’ll handle everything with your landlord and, if necessary, with the Huurcommissie, and I’ll keep you updated if anything changes.

Is it over after the verdict?

Usually, yes. A ruling by the Housing Disputes Board ( Huurcommissie ) is generally binding: you and your landlord must comply with it. An appeal may be filed within three weeks of the chairperson’s ruling. After a ruling is issued, the case may also be brought before the small claims court within eight weeks.

You won’t pay until afterward, once your landlord has agreed to my proposal or the Rent Dispute Board ( Huurcommissie ) has ruled on the rent reduction. If the chairperson issues a ruling, I’ll wait three weeks, because that’s how long your landlord has to file an objection. The cost is listed on the pricing page.

Can it be done any faster?

I can’t speed up the process at the Housing and Community Care Agency ( Huurcommissie ). What I do do is: submit a complete application, respond to the report on time, and make a proposal to your landlord in advance if that’s the course of action. If your landlord agrees to my proposal, no decision is needed.

In short
My cases: on average, just over three months from filing to a decision (as of October 6, 2026). According to the Huurcommissie: four to six months. It takes longer if there’s a hearing or an objection; if you’re requesting a rent reduction based on specific criteria, add about two months upfront before the proposal is submitted to your landlord.

Want to know if your rent is too high? Take the free " huurprijscheck " test; you'll see the results right away.

Sources

• Huurcommissie, A case with the Dutch Tax and Customs Administration ( Huurcommissie): four to six months, including the timeframes for the notice, report, response, and follow-up.
• Huurcommissie, Search of the living quarters: who conducts the search, how long it takes, and who is allowed to open the door.
• Huurcommissie, Hearing: the ruling is issued approximately six weeks after the hearing.
• Huurcommissie, After the ruling: appeal within three weeks; the small claims court judge rules within eight weeks; the ruling is usually binding.
• Civil Code, Article 7:254: A proposal must first be submitted to the landlord when requesting a rent reduction.