All-in Rent in Delft: Everything Tenants Need to Know
An all-in rent combines the base rent with service charges into one monthly payment. In Delft, home to many students and young professionals due to TU Delft, this is common for rooms and temporary rentals. You pay a single amount covering rent plus utilities such as gas, water, electricity, cleaning, and heating. Laws prevent excessive rates and ensure transparency.
Why All-in Rent in Delft?
Landlords in Delft benefit from simplified collection and low administration. Tenants appreciate the convenience without individual meters, but transparency is key to avoiding exorbitant charges. Since the 2017 rent law amendment, regulations require a detailed breakdown of included costs.
Legal Rules for All-in Rent
These are governed by Book 7 of the Civil Code (BW). Key articles:
- Art. 7:243 BW: Service charges only if specified and reasonable in the agreement.
- Art. 7:245 BW: Annual breakdown and settlement required, with maximums set by the Huurcommissie.
- Art. 7:257 BW: Rent price review possible via the Huurcommissie.
For rooms in Delft, the Vacancy Act often applies; prices must be market-conform. Oversight by the Huurcommissie and ACM. For disputes: District Court of The Hague or Juridisch Loket Delft.
What’s Included in All-in Rent in Delft?
Standard: base rent plus advances on:
- Gas, water, electricity (GWE)
- Heating, hot water
- Internet, TV cable
- Communal cleaning
- Waste collection via Municipality of Delft
- Garden or bike storage
Exclusions:
- Personal insurance
- Extra parking (except Municipality of Delft garage)
- Individual subscriptions
All-in vs Base Rent Compared
| Feature | All-in | Base + Service |
|---|---|---|
| Payment | Single amount | Rent + advances |
| Transparency | Limited (breakdown required) | High (annual settlement) |
| Overpayment Risk | Higher with high usage | Low due to post-calculation |
| Huurcommissie Review | Possible | Standard |
Rights and Obligations in Delft
Tenants’ Rights
- Demand a breakdown before signing.
- Annual settlement mandatory (Art. 7:245 BW).
- Review price via Huurcommissie or Juridisch Loket Delft.
- Reclaim any overpayments.
Tenants’ Obligations
- Pay on time.
- Moderate usage.
- Report damage.
Landlords’ Obligations
- Provide clear breakdown in contract.
- Reasonable rates: service charges max. 80-100% of base rent in Delft area.
- Settlement within one year.
Examples from Delft
Example 1: Room €850 all-in: €550 base rent + €300 service (GWE, internet, cleaning). Low usage yields €120 refund.
Example 2: €1300 all-in without details, incl. parking (€110). Huurcommissie reduces by €15/month.
Example 3: Student room Delft 12m² €950 all-in. After Huurcommissie review, reduced to €780. See splitting all-in rent.
Problems and Help in Delft
Excessive prices or no settlement? Send a registered letter, then contact Huurcommissie, Juridisch Loket Delft, or District Court of The Hague. For rooms: check hotel status (no protection).
FAQ: All-in Rent in Delft
Can I split all-in rent?
Yes, via Huurcommissie or court. Juridisch Loket Delft offers free help. See splitting article.
No settlement?
Enforce via penalty clause (Art. 7:245 BW). After formal notice: Huurcommissie/District Court of The Hague.
Allowed for Delft properties?
Yes, but proportionate. Rooms max. via Huurcommissie points.
Check the price?
Via huurcommissie.nl, Funda, or Woonbond; compare Delft rooms.
Tips for Delft Residents
- Before signing: Demand breakdown and check with Juridisch Loket Delft.
- Consult Municipality of Delft for local rules.
- Students: compare via TU Delft housing.
- If in doubt: free advice from Juridisch Loket Delft.