Housing Disputes Committee
The Housing Disputes Committee offers Tilburg residents an independent way to resolve conflicts with contractors, real estate agents or sellers over the purchase of homes, apartments and related housing matters. It provides an accessible, swift and affordable alternative to proceedings at the District Court of Zeeland-West-Brabant in Breda, with binding decisions.
What does the Housing Disputes Committee do?
This committee, part of De Geschillencommissie (formerly SGC), handles complaints from consumers in Tilburg and surrounding areas about defects in new-build homes, handover issues, disputes within VvEs (Owners' Associations) and agreements related to home purchases. In a city like Tilburg with active new construction in neighborhoods such as the Reeshof or Het Zand, this is essential under consumer housing law. The committee is chaired by a lawyer and includes industry experts, focusing on practical solutions.
Legal Basis
The Housing Disputes Committee is founded on Articles 7:908 to 7:910 of the Dutch Civil Code (DCC), which requires affiliated businesses to resolve disputes. The Authority for Consumers & Markets (ACM) recognizes it under the Alternative Dispute Resolution Act (EU Directive 2013/11/EU). Companies must be members and state this in their terms and conditions. For new builds in Tilburg, the Housing Quality Requirements (Decree on Buildings and the Living Environment) and Article 7:17 DCC on non-conformity also apply; these can be verified with the Municipality of Tilburg.
When to approach the committee in Tilburg?
Tilburg residents can use the Housing Disputes Committee if:
- The dispute concerns a home purchase involving defects (such as leaks or cracks).
- The counterparty (contractor or real estate agent) is a member of the committee.
- You first attempted an amicable settlement (via a complaint letter).
- The claim amounts to a maximum of €25,000 (above that, proceed to the District Court of Zeeland-West-Brabant).
Check membership at degeschillencommissie.nl.
Procedure in Steps
- Submit Complaint: Complete the online form with supporting evidence (invoices, photos, emails). Costs: €25-€125 court fee, refunded if successful.
- Hearing: Written or oral (around 6-8 weeks later), with parties present.
- Decision: Within 4 weeks of the hearing; binding on the company, with a 2-week reconsideration period for the consumer.
- Enforcement: If not complied with: report to the ACM for possible penalty payment.
Rights and Obligations
Your rights:
- Free initial advice via Juridisch Loket Tilburg.
- Enforcement of the ruling.
- Reimbursement of costs if you win.
Your obligations:
- Submit the complaint in writing to the company (retain proof).
- Attend the hearing on time.
- Comply with the ruling (or appeal to the District Court of Zeeland-West-Brabant in Breda within 2 weeks).
Practical Examples from Tilburg
Example 1: Mr. Jansen from the Reeshof buys a new-build home. Post-handover leak due to poor finishing. Contractor ignores it. After a demand letter, Jansen wins at the committee: €10,000 compensation.
Example 2: Ms. De Vries in central Tilburg disputes with the VvE over missing elevator contributions due to a defect. Committee rules: VvE repairs and claims from the supplier.
Example 3: Apartment buyers in Korvel complain about a missing kitchen. Committee finds non-conformity: €5,000 price reduction.
Comparison with Breda District Court
| Aspect | Housing Disputes Committee | District Court Zeeland-West-Brabant |
|---|---|---|
| Duration | 3-6 months | 1-2 years |
| Costs | €25-€125 + refunded if win | €500+ court fee + lawyer |
| Binding | Yes (company immediately, consumer with reconsideration period) | Yes |
| Formalities | Low-threshold, no lawyer needed | Strict, with burden of proof |
Frequently Asked Questions
Must the counterparty be a member?
Yes, verify on De Geschillencommissie website. Otherwise: Juridisch Loket Tilburg or court.
Disagree with the ruling?
Consumers can appeal to the district court of Zeeland-West-Brabant within 2 weeks. Companies cannot.
Bring a lawyer?
Possible but not required. Handling it yourself is often sufficient; free advice via Juridisch Loket Tilburg.
For rental disputes?
No, for that the Huurcommissie. Check rental law info with Municipality of Tilburg.
Tips for Tilburg Residents
- Document everything: photos, emails, handover report with reservations.
- Send a registered letter before filing (template at juridischloket.nl).
- Check terms for membership upon purchase.
- Complex case? Start with intake at Juridisch Loket Tilburg.
- See also: new-build homes in Tilburg, VvE rules.
This way, you resolve housing issues in Tilburg quickly via the Housing Disputes Committee. Questions? Contact Juridisch Loket Tilburg.