After battling the notorious Amsterdam housing market for months, despairingly feeling like I was never going to find a place to live, I was eventually put in touch with a landlord whose tenant had just moved out.

So desperate that I would’ve willingly settled for a gazebo in Vondelpark, I couldn’t believe my luck when he showed me around his houseboat.

Now, picture the next few months of idyllic canal life: a boat passes you by filled with jovial Amsterdammers eating olives on cocktail sticks and sipping prosecco.

The native city wildlife surrounds you and, just like in a fairy tale, a band of squirrels sweeps the deck. An expedition of stoned tourists on pedalos crashes apologetically into your boat with a look of regret.

Whilst these are all notable and welcome features, what I love most about a houseboat life are the questions that people ask about it — so here are the answers to some of the gems I’ve collected.

1. Where does your poep go?

Ah yes, the burning question. Do you have to pump out your own poo? Or does a person come and do it for you? Does it just go straight in the canal? Or does it get stored inside the boat?

No, my dear friends, this isn’t Kevin Costner’s Waterworld; we are connected to mainland Europe via a sewage pipe. (Luckily.)

Although, I prefer to let people envisage me heaving a putrid bucket of feces through the boat, over the drawbridge, and tipping it into the street like a medieval chambermaid.

2. Do you get internet on a houseboat?

Yes, but it’s dial-up. I’m joking, of course.

The gap between the boat and the land is about a metre — if the conceptual being that is the internet can cross the Atlantic, you would have thought it could just about reach us on our canal boat.

3. Can you just drive to England?

Surprisingly enough, it has been done before! Pensioners Terry and Monica Darlington and their dog, Jim, successfully crossed the English Channel in their canal boat named Phyllis May in 2004.

This quote from Terry summarises the mild peril they experienced on the voyage: “The dog [Jim], who was on tranquillisers, howled like a drunk.”

4. Do you get seasick?

The majority of the time, movement-wise, I forget entirely that I’m on a boat. So, no, I don’t get seasick.

However, occasionally some reckless hooligan comes hurtling down the canal, breaking the speed limit which sends all houseboats into a frenzy.

READ MORE | 11 creative solutions to the Dutch student housing crisis that makes us say “Why didn’t we think of that?”

I once woke up with an aggressive start and thought my world was crumbling down as I rocked like a baby in a 30 ft cradle, with possessions falling to the ground all around me.

5. Will you be friends with all your boaty neighbours?

Sometimes, people immediately assume you are part of some quirky little club. Having said that, though, I would love to make friends with my boat neighbours and be able to hop over the stern to borrow a cup of sugar.

Unfortunately, however, houseboats are by nature are quite long. The neighbour’s front door may be as far as 100 m away, so I have a higher chance of bumping into my land-dwelling neighbours.

But sure, I can check with my little houseboat club whether or not we water-dwellers are allowed to mingle with land-dwellers.

Do you have any other burning questions about living on a houseboat? Let us know in the comments below!

Getting your rental deposit back in the Netherlands should be pretty straightforward. But, alas, landlords are not always the fairy godmothers we wished they would be.

So, what can you do in the Netherlands if a landlord refuses to give your deposit back?

As an international moving to the Netherlands, handling large sums of money in a country you’re not familiar with yet can be nerve-racking, to say the least. You may be wondering if the deposit fee your landlord is asking for is normal, or if you’re being ripped off. And if they refuse to return it — what then?

Fear not, because even as a foreigner, there are some steps you can take to make sure you get your rental deposit back. 

What is a rental deposit and when do you need to pay it?

When you rent property in the Netherlands, the landlord or agency will generally require you to pay the first month of rent as well as a one-time security deposit before you move in. 

This deposit is to ensure that if you damage the space during your stay, repairs can be paid for by you, rather than costing the landlord or agency. 

However, if by the end of your contract, you have not damaged the rented space, you are entitled to receive this money back in full.

How much is a rental security deposit in the Netherlands?

Usually, the rental deposit will be equivalent to about one month of basic rent (not including utilities). 

However, in the Netherlands, there are no laws which set the maximum rental deposit amount. A deposit worth three months of rent, for example, is seen as acceptable in a Dutch court. 

How to get your rental deposit back in the Netherlands

Assuming you have maintained the place well, haven’t smashed any windows, cut through drain pipes, or caused any other damage, you are entitled to a full return of your security deposit when you vacate the property. 

Regular wear and tear do not count as damage which the landlord can keep your money for. But if it is agreed upon at the beginning of your contract, the landlord may deduct money from your deposit for unpaid rent.

READ MORE | 6 Things about getting your deposit back in the Netherlands

Ultimately, the tenant (you) are only responsible for inexpensive maintenance like painting the inside walls.

However, the landlord is required to pay for larger issues like water pipes or the heating system — unless they can prove you are directly responsible.

What a Dutch landlord can deduct from your rental deposit

What are those larger items? Some things a landlord can claim a portion or all of your rental deposit for include:

• holes in the wall from hanging photos
• broken tiles or fixtures in the bathroom
• clogged toilet due to misuse
• broken walls
• removing paint put up by tenant
• tears, holes or burn marks in carpets or curtains
• animal stains in the carpet cause by domestic animals or leaking fish tanks
• broken windows and window screens
• broken doors and locks
• appliances broken by negligence
• excessive filth in over or on stove by burners
• clogged drains from misuse or negligence
• broken or missing window blinds
• flea and pest extermination
• excessive mildew and mold in bathroom
• excessively filthy bathtub, shower, sink, mirrors or toilet

What a Dutch landlord cannot deduct from your rental deposit

The following things would be considered general wear and tear, which the landlord can generally not charge you for:

• faded paint or wallpaper due to sunlight,
• broken plumbing caused by normal use,
• dirty blinds and curtains,
• carpet wear caused by normal use,
• furniture marks on the carpet,
• warped doors caused by age, temperature or moisture,
• warped windows caused by the flow of the glass,
• dents in walls from door handles,
• broken appliances (if not from misuse),
• dusting,
• faded curtains,
• broken light bulbs,
• replacement batteries for smoke detectors,
• picture or pinholes in walls, as long as not excessive.

Passing inspections: how to avoid your rental deposit being kept

There are three inspections which should take place when you rent in the Netherlands: one at the beginning of your contract to record the condition of the space before you move in; a pre-inspection shortly before you leave; and a final inspection. 

First inspection (before moving in): make an inspection list and take photos

At the start of your rental contract in the Netherlands, you and your landlord/agency should walk through the space together and record the condition of the property in an opnamestaat (inspection list). 

Any holes in the walls, broken taps, or anything that can be listed as damaged must be noted.

If your rental is furnished or partially furnished, make sure to record the condition of any furniture too, and which items will remain for you to use.

It’s important for you also to take photos of everything at this stage. Photos and the inspection list will protect you in case the landlord later falsely accuses you of causing any damage.

Pre-inspection (before moving out): a chance to fix things

About two weeks before you leave the property, a pre-inspection should take place.

Here, the landlord/agency will determine if there is any damage done in comparison to the inspection list from the beginning of your contract. 

Again, both parties should be present for this. If the landlord/agency decides you need to make some repairs or complete any deep cleaning, a report will be drawn up detailing what needs to be done, which both parties should sign. 

Of course, if you do not agree with the report — don’t sign it.

But if you do, you legally have until the end of your contract to fix any issues. If the landlord doesn’t give you enough time to make these repairs, you are entitled to receive your deposit back in full. 

READ MORE | 6 Things about getting your deposit back in the Netherlands

Final inspection

This normally happens a few days before or after you have moved out and is a chance for the landlord/agency to check if you have made the required repairs.

Any repairs you did not make will be deducted from your deposit. The landlord can’t request new repairs at this point unless they did not see them in the pre-inspection.

But, if either no damages are listed or all damages have been repaired after the final inspection, you have the right to get your full security deposit back.

Of course, that doesn’t always happen.

What to do if a landlord/agency in the Netherlands won’t give you your deposit back

If the landlord finds damages that you don’t agree with or comes up with some crazy excuse for keeping your deposit, things can get pretty tense pretty quickly.

If after a month (or a previously agreed upon deadline) you still don’t have your deposit back, you’ll need to take some action.

Send a registered letter demanding your deposit back (aangetekend)

First, you need to write a registered letter (aangetekende brief) to your landlord/agency in which you demand the rental deposit back. 

In this letter, you should first explain in detail why you disagree with the landlord. Then, clearly state that you will take legal action if they do not return your deposit within five working days.

Send the letter by mail but be sure to keep a copy for yourself. If you would like to send it in Dutch (recommended) you can use a sample letter. 

If you still can’t get your deposit back, get legal help

If your registered letter is ignored or the landlord still refuses to pay, this is the time to get legal help. 

Keep in mind that if the landlord is accusing you of causing damage, they will need to provide photographic evidence.

With the photos you (hopefully) took yourself during the first inspection, you should be able to counter this.

Normally a letter from a lawyer is enough to scare a landlord or housing agency into paying up, as going to court could cost them more.

But if they’re adamant you don’t deserve your deposit back, then legal help may be the only way forward.

Bonus tips for before you move in

As difficult as it is to find accommodation in the Netherlands, you should check up on the agency before you commit to anything.

Check the Google Review and Facebook ratings of any agency you’re interested in working with because people are sure to post about any bad experiences they’ve had. 

If the agent tries to charge you one month’s rent as a fee to lease you the apartment, that’s a big red flag. This is the responsibility of the landlord to pay, not the tenant. It is illegal to charge renters. 

READ MORE ︱7 things to know when using a Dutch rental agency

Now that you know what precautions to take and what is in your right to ask for, we hope you won’t have any stressful situations when it comes to getting your deposit back. 

Have you had any bad experiences with landlords in the Netherlands? How did you solve them? Tell us in the comments below!

Squatting and crime are not things you see much of in the Netherlands compared to other countries, although they do exist. Anti-squatting initiatives are helping to keep both of them down.

Anti-squatting in the Netherlands is basically a legal version of squatting. You can temporarily stay in empty buildings (usually old schools or offices) for a cheap price until the property is demolished or repurposed.

This can be great for people who are studying, have a tight financial budget, or are only here for a few months.

But is it as easy as that? No — unfortunately, there’s a catch.

The benefits of anti-squatting in the Netherlands

Anti-squatting usually prevents actual squatting (which is illegal), and helps to preserve the building by preventing vandalism.

More housing, less of a housing crisis

A major advantage of anti-squatting is that it helps to put pressure off the waiting list for rental properties (we’ve ranted about the housing crisis in the Netherlands loads of times).

Of course, it’s not foolproof and doesn’t solve the issue, but it definitely gives people more of an opportunity to find housing.

It’s cheaper

As we know, rental prices in the Netherlands are through the roof. In antikraak housing, you are technically only paying for the bills and not much extra, that’s why it’s so cheap.

The person who owns the building is also rewarded for keeping it in good condition. This way, they avoid any nasty fines.

More flexibility

Anti-squat housing is temporary and you have the freedom to terminate your contract whenever you want, provided you give the agency at least 14 days’ notice.

As a result, this can be a great option whilst you’re looking for something more permanent or if you’re not sure how long you’ll be in the Netherlands.

READ MORE | Housing & rental scams in the Netherlands: ultimate red flag guide

If you have been asked to leave and you’ve been a good tenant, most agencies will help you find somewhere else to live — so you won’t be left to fend for yourself entirely.

Less crime

A neighbourhood full of derelict and disused houses not only makes the area look run down, but it can also encourage crime. Empty buildings can provide a venue for antisocial behaviour such as drug abuse.

In areas where people take pride in their living and working environments, this is less likely to happen.

Before moving on to the disadvantages (and as you can see, the list is much larger), let us point out that they should be taken with a pinch of salt.

As long as you are aware of these potential downsides and you’re realistic about your expectations, you can definitely make it work!

The disadvantages of anti-squatting in the Netherlands

Now, let’s get to that catch we mentioned…

It’s difficult to find

If you thought securing an anti-squatting property was a quick process, we have to disappoint you.

Demand is still high, so you’ll likely be put onto another waiting list — urrrghh!

There’s no housing security

It’s temporary, and you have less security in terms of knowing for sure how long you’ll be able to stay (there likely won’t be an end date). Things can change quickly and sometimes you only have between 14 to 28 days to find a new place to rent.

An introduction is necessary

It can be hard to get into the programme as sometimes you need to be referred to the agency by a previous or current tenant, so if you don’t know any participants, you could be out of luck.

READ MORE | Housing & rental scams in the Netherlands: ultimate red flag guide

There are different rental conditions

The agency can show up unannounced — and they do have a key.

Although it’s rare for them to use it, they’re technically allowed to enter your antikraak, meaning you may have to compromise some of your privacy.

If you have children, it’s a no-go for some properties. Kids usually aren’t allowed to stay in the building, and if you happen to become pregnant, this might be a reason for the agency to terminate your contract.

You will have very few rights

Generally, the rules that apply for regular rental properties don’t apply to antikraak housing, so bear that in mind. You sign an agreement that states you’ll be ‘loaning’ the property for only a limited amount of time.

This automatically means that you won’t have the same protection that you would with an officially rented property.

There are maximum rental periods

You can only stay in the property for a maximum of five years, and even then, it’s extremely rare to be able to stay for that long. So if you’re looking for a long-term home, this likely won’t be the solution for you.

There are often no basic facilities

You may not have adequate facilities when it comes to things like heating and bathrooms — so do check this or else you might be extremely cold in the winter!

There will be rules

You’re taking care of a property on behalf of an owner, so there are a few conditions you’ll need to fulfil!

• You must not leave for more than three nights at once
• You are not allowed to have any guests stay the night
• You are not allowed to take any kind of drugs while on the property
• You cannot make any major structural changes (so no new kitchen for you!)
• You are not allowed to throw parties (waa! )
• You must inform the agency if you’re on holiday because they can refill the space while you are gone.

Other important information about anti-squatting in the Netherlands:

• Like other rented properties, you must keep the place clean, and you usually cannot overly decorate the property either.
• You must be over 18 to rent an antikraak property.
• A registration fee, along with a deposit, is usually required (like other rental properties), and sometimes you may be invited to an interview.
• In some instances, you will be charged a €50 safety fee. This means that you’ll be provided fire safety equipment, like some fire alarms or a fire extinguisher.

Anti-squatting organisations in the Netherlands

Here are some of the anti-squatting agencies in the Netherlands. To get started, you should sign up on their websites.

• Interveste
• Villex
• HOD
• Alvast
• Ad Hoc
• Zwerfkeibeheer
• VPS
• Bewaakt en Bewoond

Congrats on your new home/office — and remember: no parties!

Have you ever lived in an anti-squatting property? What was your experience like? Tell us in the comments below!

When it comes to housing in the Netherlands, there’s a lot you need to know. Where is the best place to find or sell a home? How much should you be overbidding? How much should you be selling for? 

While it’s great to be on top of all this knowledge, it’s helpful to remind yourself that knowing what’s best for you and your housing dreams is literally a full-time job. In fact, there are professionals who can manage all of this (and more) for you. 

This is where I step aside and introduce Indra Manniesing’s team at Dutch Real Estate Company. Not only will this team of licensed professionals walk you through the process of buying, selling or renting a home in the Netherlands, but they’ll also take it a step further.

How? Let’s talk about it. 

Step one: finding and securing your dream home

Have you finally made the decision to take root in the Netherlands? Go you, and great decision. Now, you’re going to be needing a home of your own. Who you gonna call? Not Ghostbusters — a real estate agent. 

Starting the hunt

Once you’ve met with one of Dutch Real Estate Company’s licensed professionals and laid out what it is you are looking for, they will start the hunt for your ideal home. And no, it’s not as simple as online research. 

Dutch Real Estate Company’s team will use their professional knowledge and network to get you into viewings before a home has even hit the online market — this is a huge plus during the current Dutch housing crisis. 

Inspecting and appraising the property

Ok great, you’ve got yourself a viewing. An estate agent can attend the viewing with you to walk you through any important features, as well as to flag any potential issues.

READ MORE | Housing & rental scams in the Netherlands: ultimate red flag guide

Fallen in love with a home? Fabulous! Now, it’s time for the professionals to step in and make sure you’re not about to get your heart broken by an over-valued property or hidden costs. 

Using their knowledge of the area, they will be able to map out whether or not the sellers are asking for too much and also whether or not you’ll encounter any costly repair work. 

Handling the negotiations and the notary

Once your dream home has been given the all-clear, it’s time for the two dreaded N’s — negotiations and the notary.

This is where financial talk comes in, and unless you consider yourself a pro (one who speaks Dutch as well!), it’s best to tackle these with a professional. 

Dutch Real Estate Company’s agents are not only skilled negotiators, but they can also help you prepare your bid and even offer mortgage advice. It’s all part of what they offer when you become a client. 

Step two: making your new house a home

Indra describes her company’s services as a “one-stop-shop” — and she really means it. Not only will her agents help you find and obtain your dream house in the Netherlands, but they’ll also help you with one of the most important steps: making it yours. 

Getting the lights on

First things first, they’ll get everything running for you. Yep. Forget about the hassle of trying to navigate the bureaucratic maze that is setting up Dutch utilities. 

Hand it over to your Dutch Real Estate Company agent, tell them what you need, they’ll get the lights on, and you can focus on deciding where you want to install that reading nook.   

Provide you with the tools to renovate

Speaking of reading nooks, if you’re looking to renovate, you can always ask Indra’s team for help with this too. 

No, your real estate agent isn’t going to step into some overalls and inform you that they are also a skilled carpenter — but they do have a team of experienced in-house contractors who will transform your house into a home.

And trust us, this is a huge helping hand when you are new to the world of renovation in the Netherlands. 

Make it yours (styling)

Now, time to find the perfect hue of burgundy to paint that feature wall. Can you guess what we’re going to say? Let the Dutch Real Estate Company team help you. 

Yep, they even have a team of skilled stylists to make your home look like the inside of an interior design catalogue — or a frat den, whatever your preference.  

Step three: making others love your home

Or perhaps you’re not looking to buy a home — but sell or rent one. Geen probleem (no problem), Indra’s team can also make sure your home is loved by others too. 

READ MORE | How to sell your house in the Netherlands: 7 tips

Making your home look its best

Looking to sell? Great. Your real estate agent will carry out a valuation of your home and advise you on its best assets and how to optimise them. Again, they can help you out with any renovations and styling before getting it up on the market. 

Once your home has enjoyed its glow-up, your agent will take professional photos and curate the perfect description and floor plan — ensuring that it looks its best for any potential buyers. 

Handling the viewings

It’s one thing to look great, but selling a property takes more than just a pretty face. Your agent can show any potential buyers around your home and use their professional eye to point out its most valuable assets.

Checking the tenants/buyers

We are precious about our homes — and with good reason! Whether you’re parting ways with your property for good or renting it out to tenants, you want to know that it’s in the best hands and that it’s valued. 

If you’re unsure of who to hand the keys to, Dutch Real Estate Company can even help you with this. Your estate agent will run a credit check on any potential buyers/renters and can advise you on whether your home is being undervalued. 

How have you experienced buying a house in the Netherlands? Tell us in the comments below! 

Let’s be real, sustainability might not be the first thing that comes to mind when you’re trying to sort your mortgage in the Netherlands.

But, it’s a super important thing to consider before agreeing to the terms of your mortgage — and even after! 

Why? Because there are a number of ways that you can use your mortgage to help fund sustainable remodelling and renovations on your Dutch home. After all, shouldn’t we be rewarded for implementing energy-saving measures?

Sustainable remodelling: a growing trend in the Netherlands

With the issue of climate change at the forefront of many people’s minds — and inflation sending energy prices through the roof — many homeowners in the Netherlands are not only looking into remodelling their homes but also making them more sustainable.

In fact, the past few years have seen the interest in sustainably refurbishing homes skyrocket. As of May 2023, no fewer than 83% of homeowners in the Netherlands have either made their homes more sustainable in the past two years or plan on doing so in the next two years.

In fact, from January 1 2024, you are also able to borrow more based on the home’s energy label.

For example, those looking to mortgage a home with an energy label of C or D may be able to borrow €5,000 extra, and those looking at zero-metre homes? Up to a whopping €50,000 extra.

However, it’s not just the houses with higher energy labels that will benefit.

From 2024, those looking to buy houses with a lower energy label (E, F or G) can borrow more in order to finance sustainable renovations. This amount can vary between €10,000 and €20,000.

So, what exactly is it that you should do with your mortgage in order to help make this possible? Let’s talk about it.

New home? Here’s how you can use your mortgage to make it more sustainable 

Ok, you’re about to get a Dutch mortgage — congrats! Let’s run through all the steps you can take in order to fund any sustainable renovations that you plan on doing in the future.   

First things first, talk to your mortgage advisor

Mira suggests that the first thing you do is sit down with your mortgage advisor and discuss exactly what it is you want to do to make your home more sustainable. Based on the valuation of your home and the terms of the mortgage, your advisor will point you towards two different options. 

Option one: Set up a bouwdepot 

One thing you can do is talk to your mortgage consultant and ask them to set up a bouwdepot for you. A bouw-de-what? I hear you ask. A bouwdepot, meaning “construction deposit”, is a loan that can be taken from your mortgage and then used to finance future renovations on your home. 

A bouwdepot is usually organised during the process of establishing the terms of your mortgage. In order to set it up, an appraiser will consider the renovations you would like and make an estimate of the amount needed. 

READ MORE | Which experts can save you money when buying a house in the Netherlands?

Then it’s up to you to turn to the banks (with proof) and ask them to finance the loan. Secured that bag of money? Great! Once the mortgage advisor has arranged the bouwdepot, clients can declare their invoices directly with the bank. This will already be activated following final approval at a notary appointment.

Option two: Apply for an Energiebespaarbudget (energy saving budget) 

Not exactly sure of what renovations you would like to make but know that you do want to make your home more energy efficient in the future? Then the Energiebespaarbudget, meaning “Energy saving budget”, is the best option for you. 

Similar to a bouwdepot, the Energiebespaarbudget is a construction deposit that can be organised alongside your mortgage and set aside to fund future renovations. 

However, it’s different from a bouwdepot in two main ways: 

• You can borrow up to 106% of the value of the house.
• You don’t have to figure out what renovations you want to make until later on.  

READ MORE | How to make the most of your Dutch mortgage: renovating and refinancing

How can you use your existing mortgage to make your home more sustainable? 

Already have your mortgage but looking between your drafty windows and those new energy bills? Geen probleem! There are still ways that you can use your mortgage to finance some sustainable and energy-saving renovations in your home. 

Option one: refinance your mortgage

Okay, yes, it sounds scary — but for many people in the Netherlands, refinancing your mortgage is a feasible option that may even save you money in the long run. 

How? You may be wondering. The key answer here is interest rates. If you took out a mortgage 10 years ago, then chances are you are currently paying higher interest rates on your monthly payments compared to today’s interest rates — even since their recent rise. 

READ MORE | After buying a house in the Netherlands — the ultimate aftersale guide for expats

While interest rates in the Netherlands have started rising again after years of hitting an all-time low, it’s important to note that in the grand scheme of things, they are still relatively low.

On top of this, while mortgage interest rates may be rising, so are saving rates! What can you do with this extra equity once you have refinanced your mortgage? Carry out some sustainable renovations! 

Again, Mira suggests that you talk to your mortgage advisor and explore your options. You can reduce the interest rate on your whole mortgage or obtain an extra amount, this all depends on your mortgage conditions and your income.  

Option two: obtain an additional loan or open a Bouwdepot 

While most mortgage advisors arrange the bouwdepot whilst also setting up a mortgage, that doesn’t mean it’s impossible after you have bought a house. Speak to your mortgage advisor to find out how!

Ways sustainable remodelling can save you money in the Netherlands

While the cost of refinancing your mortgage may make your eyes water, it’s important to note that part of this cost can actually be reduced. 

Reduced interest rates 

The Netherlands smiles down on those who choose to be sustainable — and as a result, many Dutch mortgage providers will actually reduce their monthly interest rates based on the energy label of your home. 

READ MORE | Interest, inflation, and lower house prices: what does this mean for Dutch housing?

So, did you take your home’s energy label from an E to an A? Great! You’ll be paying lower interest each month — meaning you start making back some of the money you spent on those renovations. 

National Insulation Programme 

The Dutch government also sees the value in sustainably remodelling your home. For example, through the National Insulation Programme (Nationaal Isolatieprogramma), you will receive a subsidy to cover up to 30% of the costs of re-insulating your home and/or installing a hybrid heat pump. 

Mortgage costs and tax 

It’s also worth keeping in mind that many of the costs involved in getting a mortgage in the Netherlands are tax-deductible. Meaning that whether you’ve just set up your mortgage or you decided to refinance in order to make some sustainable renovations, you will get some of that money back! 

Will you be opting for a more sustainable home this year? Tell us your thoughts in the comments below!

Selling a house in the Netherlands is certainly easier than buying one — but don’t be mistaken, selling your home is not as simple as waving the keys above your head and waiting for the best bid to come in. 

There are a number of steps you can take to make the process easier for yourself and to ensure you optimise your home’s value. Let’s run through them! 

1. Get the professionals involved 

There are many things that, as adults, we can do on our own without a helping hand — but selling your home in the Netherlands without some professional help will prove to be quite difficult. Especially when the entire process is in Dutch. 

The best thing to do to ensure everything runs as smoothly as possible is to get the professionals involved. You should consider enlisting: 

• a licensed appraiser (taxateur) to value your house, 
• a real estate agent (makelaar) to walk you through every step of the sale such as determining how much you should sell for, getting your home online, arranging a stylist and floorplan, hosting viewings, etc.  

2. Make sure you know its actual worth

Before you get your home up on the market, you need to know how much it’s worth. There are a few people you can turn to for this:

The first option is a registered and licensed appraiser (taxateur) which will set you back approximately €750.    

However, if you choose to get a real estate agent involved in selling your home, it’s worth noting that they can also provide this service.

An experienced realtor can inform you about the value of your house, how much the asking price should be, and estimate how much it could actually sell for. 

3. Make sure your house looks its best for the market 

While we’re sure your house is gorgeous, you need to make it look extra fabulous for the viewing. We all love a house that looks lived in — but it still needs to be just as tidy as when your mother-in-law comes to visit.

Scrub everything until it shines, and give the walls a lick of paint. Even better, real estate brokers can offer the help of stylists who will make your house really shine for viewers.

READ MORE | From finding to furnishing: here’s how this real estate team will make you at home

They can even arrange to get professional pictures taken and create a floor plan for when the house goes online. 

4. Go ahead with those renovations — it will be worth it in the long run

Thinking of adding a snazzy conservatory to your kitchen? It’s definitely worth considering!

In many cases, a stylish renovation can add to the value of a home, especially since emotions also come into play when people are preparing to potentially massively overbid for your house — and there’s a high chance they will in 2024. 

But stop and drop the hammer — before you decide to pull up the floorboards, consult with a professional about whether it’s the best idea. They can tell you whether the time and effort will pay off (literally) when you sell. 

5. Allow plenty of time for viewings

Once your house has sparkled and caught the eye of many potential buyers, you’re going to need to set aside some time to host the viewings. 

If this isn’t possible, geen probleem (no problem), it’s time to get a professional involved!

Real estate brokers can manage everything to do with showing your home. They will take care of the correspondence, set a date and time, and host the viewing for you. 

In fact, they will do more than just host. There may be some aspects of your house that you didn’t realise were valuable, a broker is trained to spot these and highlight them for viewers. This, in turn, can add some extra value to your home in the eyes of potential buyers.

A realtor will also be able to answer any legal questions that viewers may have about the house, such as the leasehold and Homeowners association — so if you plan on taking on the challenge yourself, make sure you know your stuff! 

6. Consider your offers carefully — you’ll probably get a lot of them

Given the ongoing Dutch housing crisis, you will likely receive a lot of offers once your house is on the market.

In fact, the entire process may be a very speedy one. In 2024, the time between putting a house up for sale and selling it can be as short as just two months.

This means that you will have a lot of options when it comes to who you choose to take over your home. As a seller, make sure to properly consider the offers given to you. While one hopeful buyer may offer more than another, you need to consider other aspects of the sale.

Take a look at their resolutive conditions, for example. Do they suit you? And what about the buyers themselves? What are their intentions for your home?  

7. Don’t celebrate too early

It’s important to be mindful of when everything is actually final. You may have snagged a buyer and shaken on it — but bear in mind that the buyer can also pull out at the last minute.

This could be for a number of reasons such as:

• The cooling-off period: In the Netherlands, when a buyer makes an offer on a house and it is formally accepted, they have three days to reconsider their offer. This means that if they decide they actually don’t want to buy the house, they can withdraw their offer with no legal consequences — as long as it’s within the three-day timespan.
  
• Inability to arrange their mortgage: Another potential reason why a buyer may pull out last minute is if they are unable to secure a mortgage loan after all. It sucks, but it happens.

The moral of the story is don’t pop the champagne until everything is certain and certified, trust me, you’ll save yourself a lot of heartache.

Selling your house in the Netherlands can be quite the challenge if you do it alone — but with the right knowledge and help, you can ensure that the process will be smooth sailing.

Ready to sell your home at its best value? Tell us about your experience with selling your house in the Netherlands in the comments below!

Are you renting a self-contained flat in the Netherlands? Then you may be entitled to huurtoeslag — otherwise known as rental allowance!

So you’re renting in the Netherlands and you’re struggling? We’ve moaned enough about crazy rental prices and the housing shortage because, well, it’s a real problem.

Well, for some of you, there’s no need to struggle anymore. You may be entitled to rent allowance in the Netherlands (huurtoeslag), which will help you with your rent cost!

What is huurtoeslag?

We’re glad you asked.

The rental allowance, also called rent benefit, is a government contribution that will help you with rent.

If you are a low-middle income earner, and live in self-contained accommodation, keep reading. There is a chance that you may be eligible for the toeslag.

What are the conditions of rent allowance in the Netherlands?

To get rent benefit in the Netherlands in 2024, you (or your fiscal partner) must be:

• 18 years old or over
• Renting a self-contained accommodation with your front door, bathroom and kitchen
• In a signed agreement (contract) with a landlord/housing corporation
• Certain that your (joint) income is not too high
• Certain that your rent is not too high
• Registered with the municipality at your home address
• A Dutch or EU/EEA national or in possession of a valid residence or work permit

Can internationals receive rent allowance in the Netherlands?

Yes! Anybody legally registered in the Netherlands is entitled to huurtoeslag — as long as they fit certain criteria. Unfortunately, this often does not include international students (sorry guys, I don’t make the rules, I know you struggle too).

Most of this has to do with the fact that you need to have your own front door to be able to get rent benefits in the Netherlands. Student houses usually don’t fall into that category (unless you live in your own studio, of course).

Income limits and the huurtoeslag

Each year, the income and rental limits of the huurtoeslag are changed. Sometimes these changes are quite significant; in 2024, however, the conditions do not differ significantly from the conditions of 2023.

In 2020, there were some changes to the income limit. Before that, there used to be a hard limit: if you earned even €1 above the limit, you would lose your housing allowance, and maybe even need to pay back several months’ worth of the subsidy.

Nowadays, there is no fixed income limit for rent allowance in the Netherlands.

Instead, the government will look at your gross annual income, your rent, your age, and your living situation. The higher your income, the less housing allowance you will receive.

In practice, according to Woonbood, you should be eligible for huurtoeslaag with an income of up to roughly €25,000 if you’re single, and €34,000 if you live with a tax partner or your family.

Do bear in mind that perhaps, even if your income is slightly higher than these numbers, you might still be eligible, and similarly, if it’s slightly less and you have an otherwise financially stable existence, you might not be granted the subsidy.

Below, we’ve included the other latest numbers for 2024.

Huurtoeslag conditions in 2024 if you are over 23 and living in a single household 

• Your monthly basic rent is no higher than €879.66
• Your savings/investments were no higher than €36,952 as of 1 January 2024

Huurtoeslag conditions in 2024 if you are over 23 and living with a fiscal partner 

• Your monthly basic rent is no higher than €879.66
• Your joined savings/investments are no higher than €73,904 as of 1 January 2024

Huurtoeslag conditions in 2024 if you are under 23 years old and living in a single household

• Your monthly basic rent is no higher than €454.47 (unless you have a child, then the rent may be €879.66)
• Your savings/investments are no higher than €36,952 as of 1 January 2024

Huurtoeslag conditions in 2024 if you are under 23 years old and living with a fiscal partner

• Monthly basic rent is no higher than €454.47 (unless you have a child, then the rent may be €879.66)
• Your joined savings/investments are no higher than €73,904 as of 1 January 2024

How do I apply for the rent allowance in the Netherlands?

If you want to apply for the rent subsidy in the Netherlands, then you need to go to the government website. From there, you can apply for your rent allowance.

You’ll need a DigiD to do this, so if you are without one, don’t forget to apply for it (it’s a must-have in the Netherlands anyway).

If you’re looking for a quick way to see if you’ll qualify and how much allowance you will receive, you can do a test calculation online. Some rental places can also tell you if you’re eligible before you even rent the property — it’s definitely worth checking!

What do you think about huurtoeslag in the Netherlands? Tell us your thoughts in the comments below!

As an international in the Netherlands, it’s very likely that you arrived here and settled for any accommodation that would take you. It’s also quite likely that you’re paying some very high rent.

But did you know that in the Netherlands, you can complete a check to see if you’re paying too much rent?

Even better, did you know there’s a committee that will help you reduce your rent if this is the case?

Here’s how to check if you are paying too much rent in the Netherlands — and what you can do about it.

Introducing the Huurcommissie

The keyword for you to remember here is Huurcommissie (rental committee).

I had never heard of the Huurcommissie until I had been living here for three years, but the sooner you know about this organisation, the better.

What is the Huurcommissie exactly? According to their website, they are “an impartial and independent organisation that makes an official ruling in disputes between tenants and landlords.”

READ MORE | Amsterdam landlord charges €1,950 in rent, rental committee reduces it to €95

As a renter, what they can do for you is very important: they can check whether your landlord is asking too much rent from you when compared with the value of your accommodation.

How can I check whether I’m paying too much rent?

How it works is simple: the Huurcommissie uses a points system to determine the value of your accommodation.

Points are awarded and added up based on a number of factors, such as:

• The size of the rooms
• The size of the kitchen, bathroom and shower
• The facilities available to you, such as a balcony or garden
• The WoZ value of the home

Complete a Rental Price Check

The first step in the process is to carry out a Rental Price Check.

Depending on the type of accommodation you’re living in, there are three different Rental Price Check forms that you can choose from:

• A check for an independent home (you have your own entrance door)
• A check for a non-independent home (your front door is shared i.e, in a student house)
• A check for when you rent a caravan or plot

Once you have completed the Rental Price Check, you will be given a number of points which represent the value of your rental space.

READ MORE | Renting in the Netherlands: the ultimate guide

Depending on the number of points, there will be a maximum rental price that your landlord can ask you to pay.

Compare the points with the maximum rent

Ok, you’ve got a certain number of points in front of you — now what?

Now, you need to compare the number of points with the maximum rent that can be charged based on these points. As of July 2023, these are:

• Maximum rent for independent homes
• Maximum rent for non-independent homes
• Maximum rent for caravans
• Maximum rent for plots

My rent is too high, now what?

Have you determined that the math just ain’t mathing and you’re paying too much rent? You’re not alone — and it’s time to reach out to your landlord.

This part is probably the scariest (or most satisfying, depending on who you are), but the Huurcommissie has your back.

The first step is to write a letter to your landlord proposing that they lower your rent. Not a poet? No problem, the rental committee has a handy model letter that you can use.

READ MORE | How to avoid getting scammed as an international in the Netherlands

What you do next depends on the landlord’s response:

Did they say “Sure, I will lower the rent!”? Then great, the matter is resolved, and there’s no need for the rental committee to get involved.

Are you met with the sound of crickets? Or an angry email that says something along the lines of “You’re lucky to even have a roof over your head, stop eating avocados and buying coffee, and you should easily be able to set aside 60% of your income for rent!!”

Then it’s time for the Huurcomissie to get involved.

My landlord refuses to lower my rent; what will the rental committee do?

If your landlord refuses to lower your rent, the Huurcommissie will begin by carrying out their own Rental Price Check to make sure they reach the same conclusion as you. As part of this check, someone will come and assess your living space.

If they also reach the conclusion that you are paying too much rent, then they will contact the landlord on your behalf and remind them of human rights and basic mathematics.

There’s no saying no to the Huurcommissie, so while your landlord may curse you, they have to reduce your rent.

Have you had your Dutch rent reduced? Tell us about the experience in the comments below!

So you’ve decided to buy a house in the Netherlands! You know your borrowing capacity, you know where you want to live, and you know you’ve found yourself the perfect home. But you also know about those extra costs, right?

We hate to rain on your parade — but there are a number of significantly important extra costs that you need to consider before you go ahead and buy a house in the Netherlands. Let’s run through them.

The valuation report (Taxatierapport)

The first thing you may decide to do once you’ve set your sights on your dream home is to get the property valued. In the Netherlands, this is called getting a taxatierapport and, of course, it’s going to cost you some money.

That being said, it’s definitely a worthwhile investment. While it’s very popular in the Netherlands to ask a hefty sum for a home, you don’t want to be downright swindled.

READ MORE | The dos and don’ts of buying a house in the Netherlands, according to the experts

By opting to get a taxatierapport, you’re given a better understanding of the actual value of the home (which can also help when comparing the house to other potentials!) The last thing you want is to dish out your hard-earned money on a property that isn’t valued correctly. 

The building report (bouwkundig rapport)

A bouwkunding rapport (building report) is a constructional report of the house. This is usually done before you buy the house — and with good reason! You need to know a building is architecturally and constructionally sound before you move in, of course.

Think of all those characteristically charming, albeit crooked, old Dutch houses. As romantic as they are, it’s best to know that they’re not going to finally give in to gravity while you’re living there. 

Transfer Tax (overdrachtsbelasting)

In the Netherlands, if you move into a pre-existing home (i.e. not a new build), you must pay what is called the overdrachtsbelasting or transfer tax.

READ MORE | 10 things that will surprise you about renting in the Netherlands

It’s important that you keep this tax in mind when bidding on a home as it is a notable additional sum that can amount to up to 2% of the cost of buying your house! (0% if you’re starting your homeowner career and 10.4% if you’re buying for investing in 2023).

Mortgage advice (Hypotheekadvies) 

Naturally, when you decide to buy a house in the Netherlands, you’re also deciding to take out a mortgage (unless you can pay in all-cash, in which case we’re raising our eyebrows).

Many choose to enlist the help of a mortgage advisor when setting up their mortgage — and naturally, this is going to cost you some dough. 

While some may try to keep costs down by not hiring a mortgage advisor, an advisor can actually be a clever investment. A mortgage advisor is an expert in negotiating and holds pre-existing relationships with certain banks.

All this can lead to better mortgage terms for you — which in turn leads to reduced costs in the long run. 

Also, how’s your Dutch? Because if that ain’t up to “I understand hypotheekrenteaftrek“-levels, then you might just want to get on board with a mortgage advisor so you get all those important docs in English too.

Mortgage contract (hypotheekakte) 

Yep. Once you settle on a mortgage plan, you’re going to need to pay for the mortgage deed (hypotheekakte).

In simple terms, a hypotheekakte is basically a promise to the banks that if you can’t repay your mortgage, the bank can take the house. This will be drawn up by a notary. 

The realtor fee (Makelaarscourtage)

Another professional that may get involved when you decide to buy a house is a realtor. You can think of a realtor as someone who will guide you through the entire process of buying a house: from the search, right through to the notary’s office. 

As you can imagine, the price for such services isn’t low. A realtor will usually charge between 1-2% of the property costs. 

Again, while the cost may initially spook you, this is a worthwhile investment in the long run. A realtor will likely help save you money by negotiating the price on your behalf (they’re experts at this) and advising on whether a property is priced above or below its value! 

Notary fee (kosten leveringsakte)

As you may have noticed, we keep on mentioning the word “notary” in this article — as we should. They play an integral role when it comes to buying a house in the Netherlands. 

READ MORE | How to buy a house in the Netherlands: 9 steps

Buying a house is a big deal, someone needs to oversee the exchange of money and make sure all the I’s are dotted and T’s are crossed. A notary is a legal professional who will essentially manage all the legal matters when it comes to buying a house in the Netherlands. 

Interpreter (tolk) for meeting with the notary

If you’re an international in the Netherlands, then sometimes an interpreter is needed when it comes to understanding the important things. When it’s time to go to the notary’s office, even many Dutch people will struggle to understand what exactly is happening. 

This means that in your case, if you don’t speak Dutch, it may certainly be worthwhile getting a professional translator involved to walk you through what exactly is happening at the notary’s office. It’s not exactly the best place to just nod and smile when you’re uncertain. 

Bank guarantee (bankgarantie)

You can think of a bank guarantee as the bank vouching for you when you want to put down a deposit on a house.

READ MORE | The best banks in the Netherlands for internationals

With a guarantee, the bank claims that even if you cannot pay the deposit on the house, it will be paid by the bank, and lets the seller know that you truly want to purchase the home.

Ready to get the experts involved? 

Figuring out the additional costs of buying a house can warrant a book in itself — so what about everything else that comes with buying a house in the Netherlands? 

Can you think of any other important additional costs? Tell us about them in the comments below!

If there’s anything you want to know about buying a house in the Netherlands, the first thing is probably how to save money while doing it. 

The answer? Get some experts involved. Heh? But don’t they cost money?? Yes, but trust us, it’s a worthwhile investment that will save you in the long run. 

A mortgage expert (hypotheek adviseur) to help you  

First things first: you need to consider your situation. You want to buy a house in a foreign country — and there’s a good chance you can’t navigate the complexities of a house hunt in Dutch. 

READ MORE | 8 steps to getting a mortgage and buying a house in the Netherlands for expats

That’s fair enough, many internationals in the Netherlands find themselves in exactly this situation — and that’s when you should enlist the help of a mortgage expert.

A mortgage expert knows anything and everything about the financial aspect of buying a house in the Netherlands, and can find you the best deal for you on the market.

READ MORE |  What is the Dutch National Mortgage Guarantee (NHG)?

Sure, if you go to the bank, you will get their products. However, others may actually have better conditions for your particular situation. This is why independent advisors have more insight and can be really valuable when saving you money.

In the Netherlands, you can only apply for a mortgage when you have a property, but you need to know your budget and find the right house that suits your needs and abilities.

This is what makes advisors so important. You will see them at the start of the process but also through to the end when signing the dotted line.

A real estate agent (aankoopmakelaar) to find the right house

Once you’ve calculated your potential mortgage and know your budget, it’s time to begin the hunt for your dream home.

READ MORE |  7 ways buying a house in the Netherlands could save you money (wait what?)

But hold up! Before you run to Funda and start bidding every last penny that you have, it’s best to bring in a real estate agent, or aankoopmakelaar as they’re called in the Netherlands.

Why? Most importantly, they can advise you on whether or not a house is really worth the money it’s up for. Before you go throw hundreds of thousands of euros away, your real estate agent will use their experience and expertise to advise you on whether or not you can get more for less. 

Not only this, but they’ll also advise you on how much money you should overbid on a home (if any!) — meaning they’ll save you some much-needed moolah. 

An appraiser (taxateur) to value the house

Realtor aside, an appraiser (taxateur) is a certified professional whose sole purpose is to determine whether or not the house you’re looking at is over-valued. 

They don’t do this by just staring at the house and holding a finger up to the wind. Nee, a taxateur uses a points-based valuation system to create a valuation report of the property. 

READ MORE | Interest, inflation, and lower house prices: what does this mean for Dutch housing?

Using this valuation report, you can determine whether or not the home is really worth your money. 

A structural evaluator (structurele beoordelaar) to avoid hidden costs

If anything costs money, it’s a house that’s falling apart. This is why a structural evaluation is a must before you buy a house.

While an evaluation of the house is not technically compulsory, it’s a very important step in the home-buying process, as it will uncover any pricey red flags that may not be noticeable on a surface level. 

READ MORE | 7 Dutch cities to move to right now (recommended by mortgage experts)

For example, perhaps that shiny and glimmering home actually hides a nasty crack in the roof beneath those gorgeous clay tiles? 

Fixing this after buying the home could be an expensive waking nightmare. This is why it should be flagged before you sign the dotted line — save yourself the financial ruin. 

A notary (notaris) to handle the legal process 

Another expert who should definitely get involved in the process of helping you buy your dream home is a notary, known as a notaris in the Netherlands. 

Unless you’ve studied law and are fluent in Dutch, then you’re going to be needing a notaris on your dream team. In fact, enlisting the services of a notary is mandatory when buying or selling a house in the Netherlands. 

Your notary will take care of all the legal documentation, such as drafting the mortgage deed, overseeing the transfer of the property and, most importantly, ensuring your money lands in the right place. 

READ MORE | Am I eligible to get a mortgage in the Netherlands?

While it’s compulsory to hire a notary, this certainly doesn’t mean you’re throwing your money away. You can rest easy knowing that all your complex legal documentation is in order and that the transfer of funds is carried out safely under the watchful eyes of an expert.

In the Netherlands, there are many things that you can skip out on in order to save money: get a better bank account, opt for unbranded items in the supermarket, and maybe (sadly) cut down on the takeaway coffees.  

But when it comes to the process of buying a house and hiring experts, you need to invest money to make money. Sure, it’s cash leaving your bank account, but with the help of these experts you’ll be saved from many costly mistakes and decisions. 

Have you enlisted the help of experts when buying a house in the Netherlands? Tell us about your experience in the comments below!