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I want to pay my rent

pay the rent

Direct debit

With direct debit, it is easy to pay the correct rent each month on time without having to think about it. You only have to authorize Vesteda once using an authorization form. It is simple to do this online via My Vesteda (NL).

Log into My Vesteda (NL)

Rent payments

How can I pay the monthly rent?

With direct debit, it is easy to pay the correct rent each month on time without having to think about it.

You receive an authorization form with your rental contract. Or just log into My Vesteda (NL) and do this online.

LOG INTO MY VESTEDA (NL)

What are service costs?

Service costs are costs in addition to the basic rent. The service costs must be clearly separated from the basic rent listed in the lease. Service costs can only be charged if agreed in advance between the tenant and Vesteda and agreed and set out in the lease. The service costs include, but are not limited to, the following costs:

  • Maintenance and clearning of communal areas, such as the staircases and garden.

  • For some buildings, costs for the use of power and water are included.

With every new lease for a single-family home, Vesteda charges € 3.50 service costs per month. These service costs relate to the maintenance of your central heating system, sewer unblocking and administration costs.

Each month you pay an advance on the service costs, and each year you will receive an annual statement for service costs over the preceding calendar year. 

The service cost statement will list each cost type being charged to you individually in the statement, and will also indicate your share in the total service costs of the complex. On the statement, Vesteda will indicate how much you have paid in advances and what the ultimate service costs were.

This will allow you to check whether the costs have been calculated correctly and whether there is any outstanding amount to be settled, either in your or in Vesteda’s favour.

Whenever the lease ends (for example, if you move), after the calendar year in which your lease ends you will receive a service cost bill for the portion of the year that you rented from Vesteda in accordance with the normal billing procedure.

Rent arrears

I cannot pay my rent (any more). What am I supposed to do?

Do you foresee problems paying your rent? If so, please inform us of this as quickly as possible. You can reach us via our client portal ‘Mijn Vesteda’ or by email at collections@vesteda.com. We can then take a look at your options together:

  • In the case of temporary payment problems, we can often reach a payment arrangement.
  • If you have structural financial problems and our discussions about a payment arrangement do not result in a solution, then from 1 January 2021 we will submit a one-off report of your rent arrears to your local municipality. This is the date a change in the Dutch Municipal debt assistance Act comes into effect, which requires landlords to submit such reports. The aim of this change in the law is to prevent early rent arrears from becoming problematic debts. In addition to this, Vesteda can at your request help you to find a home that is better suited to your current financial situation. If you are more than two months in arrears with your rent, Vesteda assigns a collection agency to collect your debt.

What happens if I fail to pay my rent?

Your rental contract includes a date on which you are supposed to pay your rent or when it is collected. This is usually the first day of the month. If you are unable to pay at this time, you are immediately in arrears. We then send you a payment reminder by mail or by e-mail, stating the amount due and the deadline for the payment of this amount.

What happens if I am more than one month in arrears?

If you are one or two months in arrears, we contact you by phone to enquire about the reason for your rent arrears. During this discussion, we reach an agreement with you on the payment of the rent arrears. It is also often possible to reach a payment arrangement. In addition, Vesteda can at your request help you find a home that is better suited to your current financial situation.

What happens if I am more than two months in arrears?

From two months in arrears, Vesteda assigns a collection agency to collect your rent. This also applies if you:

  • fail to respond to payment reminders,
  • refuse to reach a payment arrangement, or
  • fail to abide by any agreements reached.

From that moment, the collection costs are for your account.

What happens if you call in a collection agency?

A collection agency gives you another opportunity to pay your rent arrears, plus additional costs. In the case of rent arrears of three months or more, the collection agency will file a request with a court for the dissolution of the rental contract and the payment of the rent arrears, plus additional costs. The court generally grants a request for the dissolution of the rental contract. The next step is eviction.

What is Vesteda’s approach to rent arrears built up during the coronavirus crisis?

During the coronavirus crisis, or in any case up until 1 September 2020, Vesteda has exercised a certain amount of lenience with regard to rent arrears. If you have built up more than two months of rent arrears after 12 March 2020, Vesteda does not immediately call in a collection agency. Nor do you pay any collection costs in this period. In addition, you do not have to worry about eviction, unless you cause serious disturbances or engage in criminal activities. We do ask you to contact us as quickly as possible, as soon as you foresee any problems with the payment of your rent. You will find more information on this in the answer to the question: “I cannot pay my rent. What am I supposed to do?”

Rent increase 2020

Questions and answers about the rent increase

What obligations does Vesteda have when notifying tenants of the rent increase as of 1 July 2020?

Vesteda can only increase the rent once every twelve months. In the case of a new rental agreement, the rent can be increased within the first twelve months of the lease.

Regulated rental agreements

Vesteda must comply with a fixed maximum rent increase. Regulated rental agreements are subject to a maximum rent increase of 5.1% to 6.6% in 2020. The increase depends on your income in 2018.

Vesteda must inform tenants on a regulated rental agreement at least two months before the rent increase takes effect on 1 July, i.e. by 1 May 2020. Vesteda will send the notice of rent increase to tenants by the end of April at the latest.

Liberalized rental agreements

Vesteda is not obliged to send a notice of rent increase to tenants on a liberalized rental agreement. Regardless, Vesteda would like to duly inform tenants of the rent increase in good time. For this reason, tenants on a liberalized rental agreement will also receive a notice of rent increase. These tenants should receive their letter by no later than one month before the rent increase takes effect on 1 July. Vesteda will send the notice of rent increase to these tenants by the end of May at the latest.

How do I know whether I have a regulated rental agreement?

The effective date of the rental agreement and the basic rent amount determine whether you have a regulated or liberalized residence. This information can be found in your rental agreement.

Regulated rental agreement

If the residence that you are renting is classed as social housing and the maximum rent amount is set by the government, you have a regulated rental agreement. The government also lays down a maximum annual rent increase. If the rent amount is lower than the rent liberalization limit at the start of the rental agreement, your rental property falls within the regulated sector.

Liberalized rental agreement

If your initial rent amount is higher than the liberalization limit, you have a liberalized rental agreement (free sector residence). Rented properties with a liberalized rental agreement are subject to different rules and arrangements compared with a regulated rental agreement. The government does not set a maximum rent increase for residences under a liberalized rental agreement. Instead, the rent increase rate is set out in the rental agreement.

The table below shows the rent liberalization limits each year. For more information and requirements, visit www.rijksoverheid.nl.

 

Rent liberalization limits

Interim measure

New measure

Year*

Rent

Year*

Rent

1989
1990
1991
1992
1993

≥ ƒ 750.00 (€ 340.34)
> ƒ 775.00 (€ 351.68)
> ƒ 820.00 (€ 372.10)
> ƒ 865.42 (€ 392.71)
> ƒ 913.33 (€ 414.45)

1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020

> ƒ 963.75 (€ 437.33)
> ƒ 1,007.50 (€ 457.18)
> ƒ 1,047.92 (€ 475.53)
> ƒ 1,085.00 (€ 492.35)
> ƒ 1,085.00 (€ 492.35)
> ƒ 1,107.00 (€ 502.33)
> ƒ 1,149.00 (€ 521.39)
> ƒ 1,193.00 (€ 541.36)
> € 565.44
> € 585.24
> € 597.54
> € 604,72
> € 615.01
> € 621.78
> € 631.73
> € 647.53
> € 647.53
> € 652.52
> € 664.66
> € 681.02
> € 699.48
> € 710.68
> € 710.68
> € 710.68
> € 710.68
> € 720.42
> € 737.14

 

If you think that you have received a letter notifying you of a rent increase for a regulated residence, but you think you have a liberalized residence, please notify Vesteda of this via My Vesteda.

log into my vesteda (nl)

What should be included in a notice of rent increase?

With a regulated rental agreement, Vesteda must send you a notice of proposed rent increase at least two months before the start date of the rent increase. You must therefore have received this notice by 30 April if the rent increase starts on 1 July.


The notice of rent increase must include the following:

  • effective date of the rent increase
  • current and new basic rent
  • percentage or amount by which the rent is increased
  • whether or not the rent increase is income-dependent (including an indication of income from the Dutch Tax Administration)
  • how you can object.

Other conditions for the rent increase:

  • The rent may not exceed the maximum rent amount under the points system following the rent increase.
  • The rent may not be increased if the Rental Committee has temporarily reduced the rent amount due to defects in maintenance.
  • The rent may not be increased if a request for rent reduction has been submitted to the Rental Committee before the start date of the rent increase, on the basis of defects in maintenance.

In the case of a liberalized rental agreement, no requirements apply to the notice of rent increase.

What is the maximum rent increase in 2020?

Income up to 43,574 euros: 5.1%
If your household income in 2018 was less than or equal to 43,574 euros, your rent can only be increased by 5.1% on 1 July 2020. This percentage consists of a 2.5% increase and an inflation adjustment of 2.6%.

Income above 43,574 euros: 6.6%
Your rent may be raised by more than 5.1%, up to a maximum of 6.6%, if:

  • your household income exceeded 43,574 euros in 2018;
  • no-one in the household has reached the state pension age yet;
  • the household contains no more than three people.

If your rent is increased by more than 5.1% (up to a maximum of 6.6%), a household income statement from the Dutch Tax Administration must be attached to the notice of proposed rent increase. This statement should show that your household income was above 43,574 euros in 2018.

Exemptions
An exemption from an income-dependent rent increase applies in the following cases:

  • Households in which one or more residents have reached the state pension age by the proposed start date of the rent increase (usually 1 July)
  • Households that contain four or more persons on the proposed start date of the rent increase
  • People with a chronic illness or disability.
Has Vesteda made any income-dependent rent increases this year?

This year, we have chosen not to increase any rent that is dependent on income. This means that we will not request your income details from the Dutch Tax Administration.

How does Vesteda gain access to my income information?

Vesteda is a residential property owner. For this reason, Vesteda may request an indication of income for a tenant if the maximum rent amount has not yet been reached for the residence, based on the number of points on 1 July 2020.

The Dutch Tax Administration does not provide any specific income details, simply a statement on the income category in which your household falls. The Tax Administration cannot indicate whether a household falls within the designated group of people with a chronic illness or disability, because it does not have access to this information. Persons within this designated group may object to an income-dependent (higher) rent increase.

How is the composition of the household determined?

The composition of the household is determined on the proposed date of the rent increase (1 July), and is based on the number of residents registered with the municipality at that address.

How is the household income calculated?

The household income consists of the total income (collective income 2018) of the tenant and all other residents of the household. This only includes residents who are registered at the address on the start date of the proposed rent increase.

Young people

For young people who are less than 23 years old on 1 January 2020, only income higher than the minimum wage in 2018 is taken into account.

Under which circumstances and to whom can I lodge a notice of objection regarding the rent increase?

Regulated rental agreement

If you have a regulated rental agreement, you can send a notice of objection to Vesteda. If Vesteda deems your objection to be unfounded, it will be submitted to the Rental Committee.

Terms and conditions of objection

As a tenant with a regulated rental agreement, you can object to a rent increase in a number of cases:

  • The rent increase is more than the maximum rent increase.
  • The rent is above the maximum rent amount under the points system following the rent increase.
  • The notice of proposed rent increase contains errors, for example an incorrect start date or rent amount.
  • Your landlord wants to increase the rent again within twelve months.
  • You received the notice of proposed rent increase less than two months before the effective date.
  • The Rental Committee has temporarily reduced the rent amount due to serious defects in maintenance that have not been rectified yet.

Objection due to low income

You may object to an income-dependent (higher) rent increase in a number of cases:

  • Your income is too low or has fallen.
  • Your household has one or more residents who have reached the state pension age.
  • Your household contains more than three people.
  • You are chronically ill or you have a disability.

Objection not accepted

You cannot object to a rent increase in the following cases:

  • The rent increase for your residence is less than 5.1%. (NB: If the rent increase is less than 5.1% but subsequently exceeds the maximum rent amount, you may lodge an objection.)
  • There are defects in maintenance.

If you have a liberalized rental agreement, you must contact the district court to lodge an objection.

How do I lodge a notice of objection regarding the rent increase?

Regulated rental agreement

If you do not agree with the rent increase, you can lodge your notice of objection in writing to Vesteda. Your notice of objection must meet a number of formal requirements before it can be processed. You can use the template letter for a notice of objection to an annual rent increase. This can be found on the Rental Committee’s website. We must receive your letter by 30 June 2020. Once we have received it, we will consider your notice of objection.

If your objection is deemed to be founded, we will send you an amended proposal. If your objection is deemed to be unfounded, we will inform you accordingly. We will also send your notice of objection to the Rental Committee within six weeks of the effective date of our proposal and ask for an official decision.

If you submit a notice of objection but wish to withdraw it after further consideration, please let us know as soon as possible.

For more information about submitting an objection, please see the Rental Committee’s website.

Liberalized rental agreement

You cannot object to a rent increase if you have a liberalized rental agreement. You also cannot submit a notice of objection directly to the Rental Committee. Your rental agreement states how the rent may be increased. You can of course point out any potential mistakes in the rent increase. Any disputes concerning a rent increase may be submitted to the district court.

Why is my rent increase different from my neighbour’s?

A difference in rent amount between similar properties can be due to a different start date of the rental agreement or a different type of rental agreement (regulated or liberalized).

The annual rent increase is mainly determined by the market rate. The market rate is determined on the basis of:

  • market analysis based on market developments
  • competitive analysis based on similar residences/buildings
  • age, renovations, and vacant residences (within the building)
  • level of maintenance, finishing, and location of residences

The gap between the contractual rent amount and the market rate determines the potential for rent increase. Vesteda naturally complies with the legal and contractual agreements when deciding on the rent increase.

What happens if I don’t pay the increased rent?

If you do not pay your increased rent amount in full and you have not submitted a notice of objection to Vesteda, we will send you a reminder.

Reminder letter

A reminder will be sent by registered letter, asking you to agree to the rent increase. You will receive a reminder within three months of the rent increase.

Once you have received the reminder letter, you must send a request for a decision to the Rental Committee within four months of the start date of the rent increase (i.e. by 1 November if the rent increase starts on 1 July). If you fail to do this, you are still required to pay the rent increase.

I cannot pay the rent because of COVID-19. Wat should I do?

At the moment, having your own place to live is even more important than ever. Are you facing acute rent payment problems due to COVID-19?

During the COVID-19 period, Vesteda supports financially affected tenants with a tailor-made solution, such as suspension or even cancellation of a rent payment. In addition, a number of generic measures apply:

• Tenants who get into acute rent payment problems because of the corona measures do not have to fear eviction.
• Tenants who are rent arrears do not pay statutory collection costs. Vesteda never charges collection costs, however, as long as overdue lease installments are being processed by Vesteda.
• Tenants with a temporary lease are offered an extension where possible.

For questions, please contact Vesteda at collections@vesteda.com.