Landlord Fines in Amsterdam and the Netherlands (2026)

Last updated: October 2026 · Written by Erdal Aydın, founder of Amsterdam Property Renting

Short answer: In 2026, a Dutch municipality can fine a landlord up to €27,500 per violation, and up to €110,000 for a repeat within four years. Amsterdam uses fixed amounts below that ceiling: for example €10,000 for discrimination in tenant selection, up to €25,000 for charging far more than the legal maximum rent, and €9,000 for holiday rental of a home you do not live in. The fine is often not the biggest cost: a tenant can also have the rent lowered and get overpaid rent back, and the city can publish your name.

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National maximum fines in 2026

Most landlord rules are enforced by the municipality. The law sets the maximum; each municipality decides its own amounts within it.

ViolationLawMaximum fineRepeat within 4 years
Discrimination or intimidation, deposit above two months’ basic rent, deposit returned late, no written contract or information, unreasonable service costs, agency fees charged to both sidesGood Landlordship Act€27,500€110,000
Rent above the legal maximum (points system)Affordable Rent Act, enforced through the Good Landlordship Act€27,500€110,000
Renting out without a required permit (buy-to-let protection, converting or withdrawing a home, holiday rental rules)Housing Act and local housing ordinance€27,500€110,000
No valid energy label when renting outBuilding rules (enforced by the ILT)€515 for a private owner (2024 level, indexed yearly)–

Besides fines, municipalities can impose an order with a penalty (last onder dwangsom), take over the management of a property, and publish the landlord’s name.

Amsterdam: the fines per violation

Amsterdam has published fixed amounts since 2025. “Professional” means a landlord who rents out two or more homes.

ViolationPrivate landlordProfessional landlord
Discrimination in selection€10,000€10,000
Intimidation€10,000€20,000
Deposit too high€5,000€10,000
Unreasonable service costs€5,000€10,000
No written rental contract€1,000€5,000
Missing information for the tenant€1,000–€2,250€5,000
Rent up to 5% above the maximum€1,000€2,000
Rent 5–25% above the maximum€5,000€10,000
Rent 25–50% above the maximum€10,000€20,000
Rent more than 50% above the maximum€15,000€25,000
Rent increase higher than allowed€1,000 + €100 per percentage point€2,000 + €200 per percentage point

The amounts go up when a violation is intentional (to 200%) or grossly negligent (to 150%), and a new violation within four years is fined more heavily. After two fines within four years, the city can take over the management of the property. Names of fined landlords are normally published for four years.

Holiday rental, permits and empty homes in Amsterdam

ViolationPrivateProfessional
Holiday rental of a home you do not live in€9,000€18,000
More nights than allowed, or more than four guests€2,500–€5,000€5,000–€10,000
No registration number in the listing, or no advance notification€1,500€3,000
Withdrawing a whole home from housing without a permit€4,500–€9,000€13,500–€18,000
Splitting a home into two without a permit€7,500€15,000
Splitting into three or more homes without a permit€9,000€18,000
Renting rooms without a conversion permit€1,250–€7,500€7,500–€18,000
Renting out despite buy-to-let protection (WOZ up to €637,000 in 2026)€1,250–€9,000€3,570–€18,000
Not reporting a home that has been empty for more than six months€4,500€9,000

Holiday rental in Amsterdam is limited to 30 nights a year. Since 1 April 2026 the limit is 15 nights in eight central neighbourhoods: Burgwallen-Nieuwe Zijde, De Weteringschans, Grachtengordel-West, Grachtengordel-Zuid, Haarlemmerbuurt, Jordaan, Nieuwmarkt/Lastage and Oude Pijp.

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Amsterdam enforces: recent examples

  • July 2026: the city ordered the landlord of a complex of about 350 student studios in Zuidoost to lower every rent to the legal maximum within four weeks, with fines and a management takeover as the next steps.
  • 2025: the city received more than 4,000 reports and made 1,836 homes available again, more than 1,000 of which had been standing empty.
  • October 2025: a landlord who refused to rent to men was warned of a €10,000 fine for discrimination.

The costs beyond the fine

  • Rent reduction and repayment: if a tenant asks the Huurcommissie to check the starting rent within six months, the rent can be lowered back to the start of the contract, and you repay the difference.
  • Huurcommissie fees: a landlord who loses a case pays a fee of €500, rising to €1,750 for repeated losses of the same type.
  • The wrong contract: if you use a temporary contract where it is not allowed, the tenant can claim the protection of an open-ended contract. You may not get your home back when you expected.
  • Agency fees: a tenant who was wrongly charged an agency fee can reclaim it, up to five years later.
  • Your name in public: fined landlords can be named on the municipality’s website, which affects future rentals, financing and your reputation.

Around Amsterdam

  • Almere publishes fixed fines too, such as €7,500 for rent above the maximum, and fines buy-to-let violations at €25,750. Read the Almere guide.
  • Amstelveen fines holiday rental without a permit from €9,500. Read the Amstelveen guide.
  • Hoofddorp (Haarlemmermeer) can fine renting out without a buy-to-let permit at €22,500. Read the Hoofddorp guide.

Checklist: avoid fines before you rent out

  1. Calculate your WWS points and keep the rent at or below the legal maximum.
  2. Check whether your home needs a permit (buy-to-let protection, mid-rent housing permit in Amsterdam, rooms, splitting, holiday rental).
  3. Have a valid energy label before you advertise.
  4. Write down your selection criteria and use them for every applicant.
  5. Ask a deposit of no more than two months’ basic rent, and return it on time.
  6. Use the right contract type and give the tenant the required written information.
  7. Keep the file: points calculation, listing, criteria, contract and check-in report.

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Landlord fines: frequently asked questions

What is the maximum fine for a landlord in the Netherlands in 2026?

Up to €27,500 per violation of the Good Landlordship Act, and up to €110,000 for a repeat within four years. Municipalities set their own amounts within these limits.

What is the fine for charging too much rent in Amsterdam?

For a private landlord, from €1,000 (up to 5% above the maximum) to €15,000 (more than 50% above). For professional landlords, from €2,000 to €25,000. The tenant can also have the rent lowered.

What is the fine for illegal holiday rental in Amsterdam?

€9,000 for a private owner who rents out a home they do not live in, and €2,500 to €5,000 for exceeding the nights or guest limit.

Can a tenant get rent back if it was too high?

Yes. If the tenant has the starting rent checked within six months, the Huurcommissie can lower it from the start of the contract, and the landlord must repay the difference.

Is there a fine for renting out without an energy label?

Yes. The national inspectorate can fine a private owner €515 per home (2024 level). Rental homes with label E, F or G are expected to need at least label D from 2029.

This page gives general information, not legal advice. Fine amounts change with indexation and local policy; check your own situation with the municipality or an adviser.

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