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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)

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.
  • In case of more structural payment problems, we can help you to find a home that is better suited to your current financial situation.
  • If a conversation does not lead to a solution and your payment arrears are more than 30 days, we must report your payment arrears to your municipality from 1 January 2021. The municipality will then invite you for a discussion about debt counseling.

Debt counseling
From 1 January 2021, the "Wijziging van de Wet gemeentelijke schuldhulpverlening" will come into effect. This amendment is intended to prevent a starting debt or rent arrears from growing into a problematic debt. In concrete terms, this amendment means that we - in case of rent arrears of more than 30 days - must transfer your contact details and the amount of the rent arrears to the municipality. The municipality will invite you for an interview. This will temporarily stop our collection procedure. Of course your data will not be transferred just like that. The following steps were taken beforehand:

  • personal contact has been sought with you about the options for ending and preventing payment arrears;
  • you have been made aware of the possibilities for debt counseling;
  • you have received at least one written reminder;
  • you have offered to submit your contact details and rent arrears to your municipality and you have not responded against this.

If you object to informing the municipality, the early identification process will stop and the normal collection procedure will continue.

More information (in Dutch)?

Vroegsignalering (NVVK)

Vroegsignalering (Projectbureau)

Vragen en antwoorden wijziging wet Gemeentelijke Schuldhulpverlening (Rijksoverheid)

Vragen en antwoorden wijziging wet Gemeentelijke Schuldhulpverlening (VNG)

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.

Rent increase 2020

Questions and answers about the rent increase

What should Vesteda keep in mind when announcing rent increases as of 1st of July 2021?

We only increase the rent of your home once every 12 months. This is regulated by law. In the case of a new lease (after an amendment), the rent may be increased within the first 12 months of the lease.

Regulated rental contracts:

For 2021, the rent increase for regulated rental contracts is set at 0%. There will also be no income-related rent increase. We must inform our tenants at least two months before the rent increase takes effect on July 1st. So this year, you will receive a notification before the 1st of May.

Liberalised rent contracts:

On the 23rd of March 2021, the First Chamber of Parliament adopted the Act on Limitation of Rent Increases for Liberalised Rental Agreements. This act stipulates that the rent of liberalised contracts may be increased over the next 3 years by no more than inflation + 1%. If you have a liberalised rental contract, we do not have to send you a rent increase letter. However, we would like to inform our tenants correctly and in good time about the rent increase. We inform tenants with a liberalized rental contract at least one month before the rent increase on the 1st July. So this year you will receive a notification before the 1st of June.

When do I have a regulated rental contract?

The commencement date of the rental contract and the associated (bare/basic) rent determines whether a residence is regulated or liberalised. You can find this information in your rental contract. In case of a regulated rental contract, maximum rental prices have been set by the government. There is also a maximum annual rent increase.

If, at the start of the rental agreement, the rent was lower than the liberalisation threshold, the property is in the regulated sector. In 2021, the rental price liberalisation threshold is 752.33 euros per month.

You have a rental home in the free sector or a liberalised rental contract if the initial rental price of the home was higher than the liberalisation threshold.

For more information and requirements, please visit www.rijksoverheid.nl.

 

 

What should be included in a notice of rent increase?

In the case of a regulated rental contract, we must send you a rent increase proposal at least two months before the effective date of the rent increase. You should therefore have received this proposal no later than 30 April if the rent increase takes effect on 1 July.

The letter of the rent increase should contain the following subjects:

  • commencement date of the rent increase
  • Current and new basic rent
  • percentage or amount by which the rent is to be increased
  • whether an income-dependent rent increase applies (including an income indication from the Tax and Customs Administration)
  • how you can lodge an objection.

Other conditions for rent increase:

  • the rent may not exceed the maximum rent according to the point system as a result of the rent increase
  • the rent may not be increased if the Rent Commission has temporarily reduced the rent due to maintenance defects
  • the rent may not be increased if prior to the commencement date of the rent increase a request for a rent reduction has been submitted to the Rent Commission on the grounds of maintenance defects.

In the case of a deregulated lease, there are no requirements for a possible rent increase letter.

What is the maximum rent increase in 2021?

We only increase the rent of your house once every 12 months. This is regulated by law. In the case of a renewed tenancy agreement, the rent may be increased within the first 12 months of the tenancy agreement.

Regulated leases:

For 2021, the rent increase for regulated rental agreements is set at 0%. There will also be no income-related rent increase. We must inform our tenants at least two months before the rent increase takes effect on July 1st. This means that this year you will receive a notification before the 1st of May.

Liberalised rent contracts:

On 23 March 2021, the First Chamber of Parliament passed the Act on the Limitation of Rent Increases for Liberalised Rental Agreements. This Act stipulates that the rent of deregulated contracts may be increased over the next 3 years by a maximum of inflation + 1%. If you have a liberalised rental agreement, we do not have to send you a rent increase letter. However, we would like to inform our tenants timely and correctly about the rent increase. We inform tenants with a liberalised rental agreement at least one month before the rent increase on the 1st of July. So this year you will receive a notification before the 1st of June.

Does Vesteda have an income-dependent rent increases this year?

This year there is no income-dependent rent increase. This means that we do not request income data from the tax authorities.

How does Vestedat get my income details?

Vesteda is a landlord. Therefore Vesteda can request an income statement from a tenant if the maximum rent of the house, based on the number of points per 1 July 2021, has not yet been reached.

The Tax Authorities do not provide specified income data, but a statement which states in which income category your household falls. Incidentally, the Tax and Customs Administration is unable to indicate whether a household belongs to the designated group susch as chronically ill people and people with a disability, because it does not have this information at its disposal. This designated group can object to an income-dependent (higher) rent increase.

How is the composition of the household determined?

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

How is the household income calculated?

The household income consists of the combined income (aggregate income of 2019) of the tenant and all other occupants of the dwelling. Only tenants who are registered at the address on the effective date of the proposed rent increase are included.

Young people living at home
For young people living at home, who have not yet reached the age of 23 on the 1st of January 2021, only the income that exceeds the minimum wage level 2019 will be 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.

When and where can I object to the rent increase?

If you have a regulated rental contract, you cannot object to the rent increase this year. This is because it has been set at 0%. If you have a liberalised rental contract, however, you will be able to object to the rent increase from this year.

If you wish to lodge an objection, please submit it to us before the 30th of June 2021. Your objection must meet certain formal requirements. Lack of maintenance is not a valid reason for objecting. For more information, please visit www.huurcommissie.nl.

Why do I get a different rent increase than my neighbours?

A difference in rent between comparable dwellings can arise due to a difference in the effective date of the rental contract or the type of rental contract (regulated or liberalised).

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

  • Market analysis based on market developments
  • Competitive analysis based on comparable houses/complexes
  • Age, mutation rate and vacancy of residences (in the complex)
  • Maintenance, finishing and location of residences
  • Affordability

The margin between the contract rent and the market rent determines the extent to which the rent can be increased. Within this space, we obviously adhere to the legal and contractual agreements.

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.