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!

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!

Trying to decide where to live in the Netherlands or moving from house to house can be a nightmare. In fact, moving anywhere can be stressful. It doesn’t even matter why you’ve come to the Netherlands, whether you’re a student or moving here for work, it can be a struggle.

There are so many different things to consider, such as rental cost, type of property, the property’s location, etc., which can be extra confusing if you’re an international.

Plus, to add to the list, the Netherlands has both social and private housing. But what exactly is the difference, and which is right for me? Here is all you need to know.

Social housing in the Netherlands

What is social housing?

Let’s get back to basics. The Housing Act (1902) recognises that affordable housing in the Netherlands is a shared national responsibility.

It is generally designed for people who have low income, have a disability, are vulnerable in some way or are elderly.

In short: Social housing in the Netherlands is housing where the rent is subsidized to make it more affordable.

What is considered a subsidised home?

In government-subsidised homes, housing associations are required to keep the rent below the limit of €752.33 in 2021 (it was €737.14 in 2020).

If all residents are under 23 years old, rent may not exceed €442.46, unless a child is also living there, in which case the rent can still be €752.33.

A strictly designated 80% of these homes are rented out to people with an income no higher than €39,055. Another 10% of these homes are for people with an income between €39,055 and €43,574.

READ MORE | €50,000 subsidy when you buy a house in the Netherlands? Yep, it’s about to happen

The additional 10% is available to people with higher incomes. This is the percentage the social housing associations must keep to, although income standards change from year to year.

Applying for social housing in the Netherlands

To apply for social housing, you must first register with your region’s social housing association. Check with your municipality to find your local organisation.

Often, you need a housing permit, which can be requested through your municipality. You may need to provide reasons why you want to live in that specific region (e.g. you work there or have family in the area).

Once you’ve applied, you will be part of a waiting list.

The housing organization that you’ve registered with will have a website you can visit with all of the available properties. You then need to apply for the property you’re interested in.

There are usually many people going for the same property, and as waiting lists are long, many things will be considered.

Of course, one of the requirements is that you do not earn above the yearly income that was mentioned earlier. Your family size will also be taken into account. Also, how long you have been on the waiting list.

As a whole, every aspect is considered, and the right house goes to the right person (for example, if you’re highly vulnerable, you would be considered an urgent case).

What is the housing points system?

There is a points system in the Netherlands for social housing, which determines the value of the property in which you’ll be living. This then determines how much the rent will be.

So, how does it work? Well, points are awarded depending on whether the property is self-contained, its size, and what facilities are included.

The higher the points, the higher the rent. If you feel the number of points is incorrect, you can appeal the decision and have a rent re-assessment.

If the rent is too much and you’re struggling to pay, you can apply for a rent allowance.

What are the responsibilities of housing associations?

Housing associations are responsible for more than just social housing in the Netherlands — they are responsible for the whole neighbourhood.

This means they should clean up any graffiti and help prevent anti-social behaviour.

Housing associations also help with maintaining children’s parks and sports facilities, streets, parking, housing, and everything.

They also have to appoint caretakers for the area. Basically, they’re responsible for making sure that the neighbourhood is kept in top condition.

How do I make a complaint about my housing association?

If you want to complain about your property, you can go to the actual housing association complaints committee to submit your complaint. This should be your first course of action.

If the dispute is not resolved, you can take it to a rent tribunal (huurcommissie), which is an agency that can help solve disputes with housing. It has nothing to do with the court but aims to resolve the dispute. (Normal cost: €450 for a company and only €25 for a regular person).

If the landlord is the issue, complain to the landlord first. Then, if it is not resolved, you can take it to the landlord’s complaints committee.

If it still is not resolved, this dispute can go through a rent tribunal. You do this if your complaint has not been resolved, and they should be able to assist you. Any sort of complaint can be forwarded to them, as long as it has to do with housing.

Private housing in the Netherlands (free-sector)

Private housing in the Netherlands has a lot more flexibility than social housing.

To start, you can find your housing using various online platforms, real estate agencies, newspapers, and social media groups. Popular websites for listings of apartments in the Netherlands include Funda, Huurportaal.nl, and Pararius.

For a start, contracts are liberalised, which means that there is more flexibility for the landlord and tenant when it comes to the rental price and what it includes.

This means that there is no maximum rent, however, with the steep rise in rental prices, in some places, they have started to cap this. There is also no points system in place.

How do tenancy agreements work in the Netherlands?

Tenancy agreements (rental contracts) in the private sector can be either written in a contract or can even be an oral agreement.

However, an oral agreement is never advised without some sort of evidence (such as a witness), just in case something goes wrong.

READ MORE | BREAKING: Dutch cabinet hoping to implement a cap on free-market rent

Your tenancy agreement in that property can either be for a fixed period or indefinite. So what’s the difference?

A fixed-period contract is the more common of the two contracts. It means that your tenancy agreement has an end date. It’s still essentially an indefinite contract but with a minimum fixed term of six to twelve months.

When the agreement expires, many landlords give the option to move to an indefinite agreement.

With an indefinite agreement, your contract doesn’t have an end date, but you will need to give your landlord an official notice at least one month before moving out.

In the same regard, they will need to give you a 30-day heads-up if they want you to move out.

What can you expect to find in your tenancy agreement?

You should usually find the rental price (sometimes a date that it may increase will be present), your landlord’s personal information, your personal information, the address of the property, any rules for living on the property and both of your signatures.

Any additional charges should also be present on the agreement, such as utility charges (if applicable) and service costs.

Furniture may or may not be included in the rental cost (if applicable).

What are the responsibilities of the landlord and the tenant?

As with social housing, the overall responsibility of the property falls on the landlord. However, some things also fall on the tenant too, so you need to be aware of this. For example, the landlord has the responsibility to ensure that:

• The building is safe to live in;
• All major repairs are carried out at their own expense;
• All repairs should be done promptly;
• They should not be coming to the property without good reason, often or uninvited (unless it’s for major repairs).

The tenant also has responsibilities when living in a privately rented property. The tenant has the responsibility to ensure that:

• Minor repairs are dealt with by them;
• They pay for these minor repairs (as long as they are not expensive);
• They allow the landlord to come into the property while carrying out their repairs/maintenance.

How do I make a complaint about my landlord?

Your first course of action would be to complain to the landlord. If there is no resolution, you can take this up straightaway at a rent tribunal.

Complaints can range anywhere from unfair fees to poor maintenance. Basically, if you have an issue that is not being resolved, they can help you.

Need a more extensive guide to private housing in the Netherlands (and Dutch rental agencies)? Then check out this guide for all of the nitty-gritty that you need to know.

Or, are you looking for cheaper housing that isn’t social housing in the Netherlands? Anti-squatting dwellings may be the answer.

Have we missed anything to do with private or social housing in the Netherlands? Tell us in the comments!

There are plenty of things that will surprise you about the Netherlands — what the frick are frikandels? Why are the seagulls so violent? And is that three people on a bike!? 

However, most people underestimate the surprises that are sure to face you when renting in the Netherlands. 

Now, some surprises are fun to encounter in the moment, but when it comes to renting in the Netherlands, let’s just say it’s best that you approach the challenge as informed as possible.

1. A rental agency can’t charge you for their services

So, let’s take it from the top. You’ve hunted online, had multiple viewings, and now, finally, by the grace of some rental goddess, you’ve found a place to live. 

You’ve signed the dotted line, paid the deposit and first month’s rent, and yet, you still have a rental agent standing in front of you with their hand open. Why? It’s the “service fee”, “key fee”, “mediation costs”, or “registration fee”, of course.  

First things first, slap that hand away (metaphorically, at least.) Unfortunately, in the Netherlands, many rental agencies will try and source their commission from the tenant, citing some form of “fee” that has to be paid  — but this is, say it after us, illegal. 

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

The agency should receive a sum of money for mediating between you and the landlord if they were hired by the landlord to advertise the property. However, this means it’s up to the landlord to pay this fee, not the tenant. 

The only exception where you will have to pay fees to the agency is if you hired them to find you a property. 

If an agency isn’t willing to turn to the landlord for some money or simply wants more, they may try to sneak in some “fees” for you to hand over. This is where you have the right to tell them nee, according to Dutch law, you do not have to pay such fees. 

Make sure to ask the agency to specify exactly what the costs are for, and if you really want to show them you’re not messing around, it’s time to turn into Reese Witherspoon in Legally Blonde and say the following: 

“As of 2015, according to Article 7:417 paragraph 1 of the Civil Code ‘BW’, it is not legal to charge me the costs for [x,y,z] when you work on behalf of the landlord.”

2. It’s very hard to significantly raise the price of rent in the Netherlands

In the Netherlands, your landlord can’t just turn around and up your rent by 20% every year — or whenever they feel like it. 

While it is, of course, standard that a landlord may increase the rent from year to year (we don’t live in a utopia), Dutch landlords are only allowed to raise the rent of their properties by a certain percentage each year. 

These percentages are determined by the Dutch government year and vary depending on whether or not you are renting in the private or social sector: 

• As of January 2023, if you’re renting in the private sector, your landlord may raise the rent by a maximum of 4.1% per year. This number is based off the average national salary increase in 2023 (3.1%) + 1%.  
• As of July 2023, if you’re renting in the social sector, your rent may only be increased by a maximum of 3.1% per year. 

You should be able to find any information about the annual rent increase in your rental contract. Does the contract claim that the annual rent will be raised by more than 4.1%? According to Dutch law, you will not have to pay a penny above the 4.1%. 

3. Houses in the Netherlands sometimes come without flooring

Let’s say you’ve found yourself a beautiful apartment in a stunning newbuild apartment complex — congrats! Did you know there’s a chance you’ll have no flooring?

While most apartments and buildings will, thankfully, come with the basics included, you may sometimes be left with the task of putting down the flooring. This is most commonly the case for new builds, but may also apply to older houses. 

Yep, in cases like this, it’s not uncommon for a landlord to hand over the key to a completely bare apartment. 

If this is a situation you really don’t want to find yourself in, make sure to look at the description of the listing and be on the hunt for the word kaal. 

Meaning literally “bald,” if an apartment has ‘kaal’ in the description, it means you are likely going to have to source some of the most basic necessities — think floorboards, curtains and light fixtures — yourself. 

Instead, you should opt for properties that have the description: 

• “Gemeubileerde” (furnished), or
• “Gestoffeerd” (unfurnished). 

4. Sometimes, the rent listed isn’t the total monthly rent

One of the main things that may surprise you when looking for an apartment in the Netherlands is that the actual monthly rent is often not listed. 

What does this mean? When a property is listed on a rental site, the number you are seeing is often just the cost of the ‘basic rent’, meaning the rent without the inclusion of extra costs such as utility fees and service costs. 

This is something you should factor in when considering your budget — can you cover the complete costs? Or just the basic rent? 

Not sure of the total cost per month? You can expect to pay around €150 and €250 in utility costs per month. Of course, this depends on the size of the property, however. 

If the price says something like “incl g/w/e” after it, then you’re in luck! This means the rent per month is already inclusive of the utility costs. Does it say “excl. g/w/e”? Then helaas, you’re going to have to factor in utility costs on top of your rent. 

5. The municipality will need money from you too

Another unpleasant surprise that you may be faced with when renting in the Netherlands is that you will also have to pay the municipality for living in your rental property. 

As the tenant, you will be expected to pay certain municipal taxes. For most renters, these include a waste collection and sewage tax.  

These are usually paid once per year. How much you have to pay in this tax depends on a number of factors, such as the municipality you live in and how many residents there are in your home. 

As of 2022, the average Dutch household was expected to pay an average of €833 in municipal taxes — yep, that’s certainly a surprise to take into consideration. 

However, one tax tenants shouldn’t be expected to pay, is the Onroerende Zaakbelasting (OZB) or “real estate tax.” Since 2006, this is for the property owner, a.k.a, the landlord, to pay — not the tenants.

6. The Dutch government can give you money for rent (if you qualify)

Worrying that your income won’t be sufficient to keep up with your rental costs? Geen stress, did you know the Dutch government offers a housing subsidy? 

READ MORE | Toeslagen: save money with these allowances in the Netherlands

This is known as the huurtoeslag, and it is meant to help those with lower incomes cover the cost of their rent. However, this subsidy isn’t for anyone and everyone. 

There are a number of requirements that you must meet in order to be eligible for the huurtoeslag, including: 

• Firstly, as of 2023, your basic rent must be no higher than €808.06
• If you are under the age of 23, your basic rent can be no more than €452.20 unless you have a child living with you (in this case, it remains at €808.06)
• You must be living in an independent living space — meaning you have your own front door that locks, your own kitchen, and your own bathroom
• You can have a maximum of €33,748 in assets

How much rental allowance you receive depends on your specific circumstances. However, by having so many requirements in place, the Dutch government ensures only those who really need it will get a housing subsidy. 

If you’ve decided to opt for a €4,000 per month apartment on a salary of €4,500, then sorry, you’re not necessarily in need of a rental subsidy, just a budget (and a more affordable apartment)! 

7. You can have an oral rental contract (yep!)

Not only is this surprising, but it’s also something to watch out for. Any rental agent will tell you right away that an oral contract is a less-than-ideal way to establish your rental contract, and while it’s very uncommon, it is technically legally possible.

This can be dangerous territory. You have to be careful about what you say, as this could be seen as legally binding and held against you in the future.  

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

If you find yourself in a situation where you believe a landlord is trying to establish a contract verbally, it’s best to just hit the pause button, grab a pen, and hand it over to them with a flourish that says, “no sir-ee, not this international.” 

While it may be tempting to seal the deal then and there, it’s important to remember that by having a written contract, you have something to refer back to in the future should anything be disputed. 

8. You may have to meet an income requirement

So, you’ve found your dream apartment, attended a viewing and are ready to send that bedazzled acceptance email to the agency — but hold up, your agent hits you with another hurdle “the income requirement is three times the monthly rent, do you meet this?” 

Now, what on earth is an income requirement, and what does it mean for your rental dreams? 

In the Netherlands, many landlords will ask that their tenants meet an income requirement in order to ensure you’re in a position to pay rent. This means that they want your monthly income to be a certain amount before they will allow you to rent their property. 

The amount? This is often three or even four times the monthly rent. In practice, it would look a little something like this: 

You may be wondering whether or not the requirement concerns your gross or net income — good question! Helaas, this usually depends on the landlord. 

The income requirement isn’t always stated in the initial listing of the rental, so make sure you have this in the back of your mind when attending a viewing or speaking with the agent. 

9. You don’t decide how many people can live in your home

Fun fact: In the Netherlands, Dutch municipalities will actually put a limit on the number of people who can live at one address. 

The result? Even if you find a two-bedroom home, that doesn’t necessarily mean that you, your partner, and your two dating friends can all live there together like you’re in an episode of Friends. 

At least, you can’t all live there together while still being able to register with your municipality. 

In the Netherlands, once you have found a place to live, you must register your address with your local municipality. Once you have done this, you will receive a burgerservicenummer (BSN). This identity number is very important if you want to get anything done in the Netherlands. 

READ MORE | Gemeentes: what are Dutch municipalities and how do they work?

You’ll need it to apply for jobs, pay taxes, set up Dutch health insurance, and get a DigiD. This means that you’re going to be in quite a predicament if you cannot register at the address you live in because the municipality says there are too many people already registered there. 

Make sure to take this into consideration when hunting for that home of yours! Plan on eventually inviting your partner to come live with you? Well then, you better ensure that it’s possible for them to register at your address as well!  

10. Scams are around every corner

Unfortunately, the current Dutch housing market is a great breeding ground for scammers. There are too many people looking for housing, and too few houses. As a result, it’s easy for scammers to take advantage of desperate house-hunters. 

With so many internationals looking for housing from abroad, they become the ideal targets for these scam artists. After all, you need a property upon arrival in the country, you can’t come to view it, and you probably don’t know anyone in the country who can verify its existence. 

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

As a result, your hunt for housing in the Netherlands is probably going to lead you to a few scams. Here are a few red flags you can look for: 

• The landlord claims they’re not in the country, so they can’t let you view the property in person
• The pictures of the property do not look particularly Dutch/do not reveal what is outside the windows 
• The property looks too good to be true — in this economy? Red flag! 
• Check out the landlord’s social media, are they posting the same property all over the Netherlands or Europe? Then it’s a no-go
  

Moving to a new country is always going to be full of surprises — but hey, isn’t that part of the adventure? 

With everything that can surprise you about renting already covered, it’s time to take the leap and look forward to the rest of the fun that you’ll encounter on your new journey. 

What surprised you about renting in the Netherlands? Tell us in the comments below!

If you’ve done any research on renting in Holland (and since you’re here, we assume so!), then you’ve probably encountered some kooky things about renting in the Netherlands or been daunted by the housing shortage. 

As an international, there certainly are a lot of things to keep track of when finding a place to live out your Dutch dream — here’s how you can navigate the rental market in the Netherlands like a pro!

Want to navigate even faster? Jump to a section below

• Types of rental properties in the Netherlands
• Finding a place to rent in the Netherlands
• Costs of renting in the Netherlands
• What’s included when you rent a place in the Netherlands?
• Rental contracts in the Netherlands
• How to deal with rental conflicts in the Netherlands
• Useful Dutch terms for renting a room, studio, or apartment in the Netherlands
• Renting a room, studio, or apartment in the Netherlands: frequently asked questions

Types of rental properties in the Netherlands

You may be dreaming of a canal house, a modern apartment, or a typical Dutch terraced house — or maybe a houseboat is more your style.

The Netherlands has plenty of different housing options to suit you (and your budget!).

Renting a room in the Netherlands: ‘huisgenoten’ and ‘gezelligheid’

This is a popular option with students and new graduates, but also those who just want to keep their monthly rent to a minimum and love to socialise. 

In the Netherlands, renting a room typically means you’ll have your own bedroom (the size will vary between and within houses) and share a kitchen and bathroom. Sometimes, there’ll also be a gezellige living or common room where you can hang out with your flatmates (huisgenoten).

Renting a studio in the Netherlands: a small space of your own

A studio is an apartment that doesn’t have a separate bedroom. Instead, your sleeping and living area is combined, and you’ll typically have your own kitchen and bathroom. It’s a great option for people who prefer their own space — but are still on a budget.

Renting an apartment in the Netherlands: a homey feel

Renting an apartment in the Netherlands can be perfect for couples, families, or a group of friends who want to rent together. If you choose to rent an apartment, you can also consider sub-renting the rooms! (Just make sure to check the contract conditions with your landlord first.) 

Naturally, the size of apartments and number of bedrooms in the Netherlands can vary a lot — and so will the prices.

Renting an ‘anti-kraak’ property in the Netherlands: short-term and cheap

First things first, it’s not as bad as it sounds. Anti-kraak means “anti-squat” in Dutch and is a concept developed to prevent squatters from occupying empty buildings. The buildings rented out as anti-kraak can be everything from old offices to general apartment blocks to houseboats (score!).

Living in an anti-kraak is almost guaranteed to be the cheapest way to rent in the Netherlands (sometimes your monthly rent can be as low as €150!). 

However, cheap living also comes with a price. Living in an anti-kraak means you won’t have the same rights as a regular tenant and can be sent to the street with very little notice.

If you’re looking for something long-term, anti-kraak may not be for you. But if you don’t mind moving around — and want something heel goedkoop (really cheap) — anti-squat may be the way to go!

Renting a house in the Netherlands: family bliss

One thing you don’t see a lot of in Dutch cities is free-standing houses (vrijstaande woningen), so if you want to rent one of these bad boys, you might have to opt for the suburbs — and be prepared to pay big bucks.

READ MORE | Rent or buy a house in the Netherlands? What you need to know

Some other, more common, house rentals include terraced houses (or row houses for our American readers), known in Dutch as rijtjeshuisjes. Semi-detached houses (twee-onder-een kap-woning) are also a great option for families wishing to rent in the Netherlands.

Finding a place to rent in the Netherlands

After you’ve determined what kind of property you’d like to rent, the big question becomes, “how do I find somewhere to rent?”. Unfortunately, this is where it becomes tricky. 

The first thing you should do is familiarise yourself with the red flags for housing and rental scams. The housing shortage has primed the market for people seeking to scam others out of thousands of euros, so beware. Keeping that in mind, let’s find you a place, shall we?

Using Dutch rental agencies and real estate agents

Using a rental agency or a real estate agent is the safest way to ensure you’re not being scammed (except for the high, and sometimes illegal, agency fees ). In the Netherlands, there are three different ways of doing this.

• Using a real estate agent (makelaar) by looking through the listings on a page like Funda. A tool like RentSlam can also help as it does the search for you.
• Utilising a rental agency (verhuurbureau) which specialises in rental properties for internationals. These are usually located in large or student cities and have their own houses that the agency typically owns. The properties they list are often furnished or semi-furnished.
• Hiring a rental real estate agent (makelaar) specifically to help you find a rental property. If you decide to hire a real estate agent, you can expect to be guided almost every step of the way on your Dutch rental journey — from property inspection to reading over the contract and advising you on utility providers. 

If you take the last option, a makelaar offers expert knowledge and an ever-watching eye on the market. This can come in handy because you have to act fast to lock down a place in most Dutch cities.

However, the service isn’t cheap: you can pay anything from a few hundred euros to a full month of rent for their services. You’ll likely also need to provide various forms of identification and proof of income.

Online portals and social media

It’s the 21st century, baby! Meaning online portals and social media could be your best friends during your search for a place to rent in the Netherlands. 

Some popular online portals with English websites include:

• Homelike
• Pararius
• Funda
• HousingXL
• Perfect Housing
• Only Expats

Social media can be a godsend, especially for those looking to rent a room, studio, or small apartment. In the Netherlands, some of the best rentals are found via other people, and sometimes, landlords don’t even bother putting their property on the market. Instead, they look for recommended tenants. 

So, jump on social media and join various Facebook and WhatsApp groups for renters in your target Dutch city. You can also share a post to let people know what you’re looking for and why you’d be a good tenant.

Ask friends, colleagues — essentially everyone —  if they know of anything being rented out! 

Here are some of the biggest Facebook groups in the largest Dutch cities:

• Amsterdam: Apartment Rent Amsterdam // Appartement Huren Amsterdam 
• Rotterdam: Rotterdam Housing, Rooms, Apartments, Sublets
• The Hague: Expat rental market, The Hague 
• Utrecht: Utrecht Housing, Rooms, Apartments, Sublets 
• Leiden: Leiden Housing
• Maastricht: Rooms/ Kamer/ Zimmer in Maastricht
• Groningen: Groningen rooms
• Delft: Find room / roommate in Delft

Private landlords

Rather than going through an agency, you can also contact a landlord directly (if they’ve included their details in an online listing or you’ve gotten them through an old tenant). This way, you save a lot of money by avoiding administration fees, but you’ll need to be extra diligent in your search process and weed out scammers.

The golden rule of thumb: if it seems too good to be true, it probably is!

Always meet with your potential landlord (preferably in person) before agreeing to anything, and make sure that you’ve seen the place for yourself before signing any contracts. 

Renting as an international student in the Netherlands

If you’ve come to study in the Netherlands, you have some additional options for housing that might serve you better in the first year of living here. As an international student, you can contact your University Housing Office, which offers a range of accommodations to incoming students. 

READ MORE | ‘No internationals’: A tale of exclusion in the Dutch housing market

This doesn’t mean you can slack off, though! University housing operates on a first-come, first-served basis, so make sure you apply ASAP.

University housing tends to provide one-year contracts. When the year is up, you’ve hopefully landed well enough on your feet here to find a place on your own.

In the Netherlands, there are also housing organisations, such as DUWO and SSH, that specialise in student housing. Sometimes these can offer you an indefinite contract, meaning that you’re set for housing for as long as you’re a student — sweet! 

READ MORE | Student housing in the Netherlands: your guide to finding a room in 2021

Costs of renting in the Netherlands

With more than 40% of dwellings in the Netherlands being rentals, there should be plenty to choose from. However, the Netherlands is one of the most densely populated countries in Europe, so it can be difficult to find a place — especially in the Randstad. 

READ MORE | 7 underrated places to live outside of the Randstad 

Are rent prices really that high?

What happens when demand is high? Prices rise. Supply and demand, baby.

According to Statista, the average rent in the Netherlands was €16.34 per square metre in the first quarter of 2021. The average is dragged up significantly by the expensive rents in Amsterdam, where rent prices are often well above the national average: €25.68. 

READ MORE | The cost of living in the Netherlands 

However, in places like The Hague and Rotterdam (still within the Randstad!), prices tend to be lower than the national average. 

Additional costs

Aside from your monthly rent, there are a number of other costs associated with renting in the Netherlands. Depending on your contract, additional costs can include:

One thing that a lot of people overlook is the yearly municipal taxes (usually paid in January when you’re already broke from buying Christmas presents). Be prepared to spend a good €300 on trash collection and water tax — sent with love from your gemeente (municipality). 

Rental allowance in the Netherlands

Wondering how you’ll ever afford to rent in the Netherlands? Well, good news! If you’re on a low income, the tax authority (Belastingsdienst) will subsidise your rent with a so-called rental allowance (huurtoeslaag) — if your situation fits the bill. 

One requirement is that you live in a “self-contained housing unit” like a studio or an apartment — so, unfortunately, if you’re sharing a house with other people you will rarely qualify.

If you apply and are deemed eligible, you’ll receive money from the Belastingsdienst each month. How much depends on your age, your living situation, your income, along with any savings/investments and, of course, your monthly rent.

So how do you know if your accommodation counts as a self-contained housing unit? If you have the following, you’re likely eligible for a rental allowance:

• Your own entrance (that can be locked from both the inside and the outside)
• Your own living room or bedroom
• A kitchen with a sink, water and drainage, and a connection point for a stove
• A private toilet with flushing water

In case of doubt, the Dutch tax authorities have outlined some examples (in Dutch) that could be seen as grey areas.

What’s included when you rent a place in the Netherlands?

There are two main elements in your housing contract that may or may not be included in your monthly rent.

Utilities 

In some cases, utilities will be included as part of your “service costs.” This means the rent stated in your contract is the total amount you’ll have to pay each month — and you won’t have to worry about your budget suffering from the cold Dutch winters (or any other time of year, to be honest).

READ MORE | Inclusive vs. exclusive rent in the Netherlands: what you need to know about utilities and renting 

When utilities are included in your rent, it’s often according to a “standard” of how much water, gas, and electricity an average person uses.

Your contract may oblige your landlord or rental organisation to reimburse you on a yearly basis if you’ve used less than this amount — or charge you if you’ve used more.  

Another possibility is that utilities are not included. In this case, you’ll be charged per month according to the amount of water, gas, and electricity you’ve used.

Furniture

In the Netherlands, a rental can come in one of three states:

• Unfurnished (ongemeubileerd) 
• Semi-furnished (gestoffeerd)
• Furnished (gemeubileerd) 

Perhaps the number one thing that surprises internationals when they move to the Netherlands is that when the Dutch say “unfurnished”, they mean really unfurnished. When renting in the Netherlands, it’s not uncommon to provide your own flooring, lights, curtains or blinds, and appliances.

With a semi-furnished place, most of the hard work is done for you. There’ll be flooring, curtains, and even some basic appliances. 

And furnished means, well, furnished. You’ll have at least all the larger pieces of furniture you may need to ensure a hassle-free move, and often some smaller items as well.

If you’re in doubt about what’s included when you see ongemeubileerd, gestoffeerd, and gemeubileerd, contact your landlord. It’s better to show up prepared than be taken aback by a lack of flooring!  

Rental contracts in the Netherlands

Two important things to know about rental contracts in the Netherlands are that: one, they are pro-tenant (woo!) and two, they can be either written or oral — ja echt (yes, really!). 

READ MORE | The guide to private housing and social housing in the Netherlands: what’s the difference?

Written and oral rental contracts

If possible, always opt for a written contract. This way, your rights are more secure, and you have something to refer back to in case of a dispute. Oral contracts are less common — and for a good reason —  but if you do enter an oral contract, make sure to have a witness! 

Fixed-period and indefinite contracts

Contracts can also vary in terms of the rental period. While you officially have either a fixed-period contract or an indefinite contract, in practice, there are five possible types of contracts determining the length of your tenancy in the Netherlands: 

Unspecified

If the rental period is unspecified (essentially indefinite), you can leave your contract at any time — provided that you give your landlord one calendar month’s notice.

Your rights as a tenant are protected, and your landlord cannot evict you unless you’ve been an exceptionally bad tenant. (Which, of course, you aren’t ).

Unspecified but with an initial minimum renting period

Your contract commits you to rent the property for a specified period of time (usually one year). In this case, you cannot leave your contract early. Once the initial fixed period ends, your contract automatically converts to an unspecified contract.

If you want to terminate your lease during that unspecified time span, you can. Just remember to give your landlord one calendar month’s notice. You are protected from unjust eviction all throughout the contract.

Fixed period of no more than two years 

A third possibility is a fixed-period contract that ends automatically on the agreed-upon date. You are not protected from eviction by the landlord, and you’ll have to move out by the end of the period.

The landlord, however, has to remind you that the contract is coming to an end between one and three calendar months in advance. If you haven’t received a notice, you have the right to stay. 

Just like the landlord, you can also decide to end the lease at any point in the contract (as long as you give one calendar month’s notice).

If agreed to by both parties, this type of contract can be extended, in which case you have full protection from eviction. 

Fixed period of more than two years

Your contract specifies an initial tenancy period of more than two years, and you cannot leave your contract earlier than this date. After the initial fixed period is over, your contract becomes indefinite. 

At any point after the initial fixed period, you can give your landlord one calendar month’s notice to terminate your lease. All throughout the contract, you are fully protected from eviction.

Campus contracts for students in the Netherlands

As a student, you could also have a so-called campuscontract. Campus contracts are only applicable to student housing and are a way to ensure that you don’t continue living in the accommodation after graduating. With a campus contract, you’ll need to send proof of enrollment to the housing organisation every six months or so.

Content of Dutch rental contracts

In addition to the length of the contract, the rent, and terms and conditions, you’ll always find the following in a Dutch rental contract:

• The date on which the rent will be increased each year (if applicable)
• Maintenance agreements
• House rules
• Yours and the landlord’s signatures

Tenant and landlord responsibilities

The rental contract will state the responsibilities of the tenant and the landlord, respectively. This way, you can always refer back and see what’s expected of you — and what you can expect of your landlord!

In general:

• Tenants are responsible for carrying out and paying for minor repairs (within reason!).
• Landlords are responsible for carrying out and paying larger repairs.
• Tenants should give the landlord access to the accommodation so they can carry out maintenance or repair.

How to deal with rental conflicts in the Netherlands

Landlord refusing to give your deposit back? Shabby maintenance? Or an unexpected rent increase? Here’s what to do if you have issues with your landlord or housing.

First of all, if you have a complaint about your landlord while renting in the Netherlands, talk to them. This is where a good dose of Dutch directness can come in handy.

It’s always a good idea to submit your complaints in writing. This way, you’ll have a record of what you’ve asked of your landlord and when. 

Free legal advice: Het Juridisch Loket 

Unfortunately, talking just doesn’t cut it sometimes. If your landlord doesn’t listen to you or you suspect they’re in the wrong, you can consider getting legal advice to learn where you stand in terms of Dutch law. 

In the Netherlands, the government has set up an agency for free legal advice called Het Juridisch Loket.

On their website, they have a whole section called ‘Living and Neighbours’, which includes FAQs about renting. In addition to providing information, tips, and sample complaint letters, they also offer personalised advice.

Advice from a non-profit: !Woon

More free advice — woop woop! !Woon is another organisation committed to making the Dutch rental market safer, !Woon operates confidentially and free of charge.

They provide information, advice, and support for tenants in Amsterdam and nearby municipalities, including Haarlem and Amstelveen.

Complaint committee

If the complaint can’t be solved directly with your landlord, you can contact the complaints committee. Most housing associations in the social sector have such a committee, and even if you’re renting privately, a complaints committee could also exist. 

In the case that the complaints committee can’t solve the problem (or there wasn’t any committee to refer it to), your complaint gets labelled as a “dispute”, and you can take it to the Rent Tribunal (Huurcommissie).

Huurcommissie 

The Dutch Rent Tribunal is an alternative, out-of-court dispute resolution service — and is recognised as an alternative dispute resolution (ADR) body by the EU.

This means it’s an independent and impartial agency that provides information, mediation, and arbitrage for tenants and landlords.

Proceedings with the Rent Tribunal cost €25 for private persons and €450 for legal entities.

Useful Dutch terms for renting a room, studio, or apartment in the Netherlands

Renting a room, studio, or apartment in the Netherlands: frequently asked questions

Do you have any tips for renting in the Netherlands? Tell us in the comments below!

Editor’s Note: This article was originally published in September 2021, and was fully updated in November 2023 for your reading pleasure.

So you’ve just signed a lease on a new home — congratulations! Before you crack open the Heineken, there’s the question of your rental contract and how this covers your utilities. Inclusive rent is best, right? Or is exclusive better? Let’s talk about it. 

First things first, you need to understand what this means. In the Netherlands, there are two main types of rental contracts: inclusive and exclusive. 

Which of these you opt for will determine what your utility bill will look like and how it is paid. 

What’s the difference between inclusive and exclusive rent?

Inclusive and exclusive rent refers to your utilities and whether they’re included or excluded from your monthly rental costs. 

Typically, the landlord or insurance broker will indicate which kind of rental contract comes with a property when it’s listed online. 

What is inclusive rent in the Netherlands? 

An inclusive rental contract means certain expenses are included in the monthly rent you pay to your landlord. 

This rent typically includes some or all of your utilities (such as gas, water, electricity, and internet) and other service costs, such as cleaning or garbage disposal costs. 

What is exclusive rent in the Netherlands?

On the other hand, exclusive rental contracts mean that these costs are not included in the total monthly rent indicated in your contract. 

Usually, this means it’s up to you to pull on your pants and arrange your own utility contract. 

What about service costs? Typically, these are still included in the total monthly rent unless stated otherwise. 

The pros and cons of inclusive rent in the Netherlands

Whether you’ve just signed an inclusive rental agreement or are searching for a rental property, there are a few important things to keep in mind when considering an inclusive rental contract. 

The pros of inclusive rent in the Netherlands

Inclusive rent is perfect if you’re seeking predictability. With an inclusive rental agreement, you’ll be paying the same amount of money for your utilities each month. This is because it’s an amount set by your landlord and is included in your total monthly rent. 

Another huge pro of opting for an inclusive rental contract is that you won’t have to deal with any fluctuations in the energy market month by month.

READ MORE | 14 dang smart ways to save on energy costs in the Netherlands [UPDATED 2023]

On top of this, you won’t be tasked with the challenge of finding providers for your gas, water, electricity, or internet. 

An inclusive rental contract is a great option if you only plan to stay somewhere temporarily. It’s also the best choice if you want to move into a fully functioning apartment as soon as possible. 

The cons of inclusive rent in the Netherlands

On the other hand, you’re likely paying for more than you’re actually consuming in gas, water, and electricity. This is because most landlords would rather have you overpay to cover utility costs than have it come out of their wallets. 

Similarly, you won’t know what kind of utility situation you have, so if any issues arise, you’ll have to rely on your landlord to get them fixed (which isn’t always easy).

The pros and cons of exclusive rent in the Netherlands

Likewise, exclusive rent agreements come with their own advantages and disadvantages.

The pros of exclusive rent in the Netherlands

With exclusive rental agreements, you’ll be in control and can find the best contract for your situation. 

On top of this, once you’ve settled on a contract, you’ll know exactly how much you’re spending on your utilities. Unlike with an inclusive rental contract, you’ll have more control over what your utility bills will look like. 

READ MORE | Renting in the Netherlands: the ultimate guide

In fact, a lot of the time, you can save yourself some money by being the one in charge of your utilities. 

Like we said above, if a landlord wants to include a fixed monthly fee in your rent, chances are they have guesstimated that your utility usage will be on the higher side. 

When you’re the one footing the utility bill separately, you may find that it costs a lot less than if a landlord were to set a fixed monthly fee. 

The cons of exclusive rent in the Netherlands

On the flip side, you have to deal with the hassle of organising your own utility contract when you first move in, which can feel like a lot on top of all the other responsibilities you have when moving. 

You also have less predictability when it comes to your monthly expenses if you opt for an exclusive rental contract.

Depending on what kind of energy contract you get, your utility costs may fluctuate largely per month, making it difficult to estimate how much you’ll spend on utilities each month. 

What to do with your utilities when you first move in?

Once you’ve decided to rent a new place, there are a few things you should do about your utilities when you drop the boxes and move in. 

Figure out if your rent is exclusive or inclusive 

Rental agreements will usually indicate whether utilities are included in the monthly rent or not, but if you’re still in the process of house searching or negotiating, you should find out what the utility situation is. 

You can decide whether an exclusive or inclusive contract is the one for you and figure out what steps to take after that. 

Ask your landlord for a breakdown of costs

If you have an inclusive rent agreement and a breakdown of your costs isn’t included in the rental contract, you are allowed to ask your landlord for a statement clarifying the breakdown of your costs — including your utility costs. 

READ MORE | How to set up your utilities in the Netherlands (in English!) with PartnerPete

Often, you’ll need a breakdown if you want to apply for huurtoeslag (rent allowance), but it’s also useful to know if your landlord is overcharging you for rent.  

Ask your neighbours about the WiFi situation

It’s also wise to ask them about the internet situation in your building. 

For example, if you don’t have internet or WiFi included in your rent, you could ask your neighbours to ‘share’ their internet and split the costs. 

READ MORE | Setting up the internet in the Netherlands: the complete guide

Or perhaps you want to get fibre optics for your home but aren’t sure if they’re available in your neighbourhood. Asking your neighbours could give you some useful info (and give you a good reason to meet them!) 

What to do with your Dutch utility contract if you’re ending your rental contract

There are also a few things you have to keep in mind when moving houses and choosing to end your rental contract — again, this depends on whether you have an inclusive or exclusive rental contract. 

Ending your rental contract when you’re renting inclusively

If you’re renting inclusively, hoera! You don’t have to do anything. It’s up to your landlord to handle the utility contract — and let’s face it, they will likely just have their next tenant to pay for that contract once they move in. 

Ending your rental contract when you’re renting exclusively

If you’re renting exclusively, there’s a little bit more for you to think about. There are two main options for ending your contract. You can: 

• Keep your current contract and ask your utility provider to have it transferred to your next house
• Cancel your current contract in your old house and switch to a new contract in the new house (keeping in mind cancellation fees).

In both cases, you should call your utility provider to make sure you tie up any loose ends before settling in a new place. 

Utilities and your rental contract don’t have to be super confusing and stressful. 

READ MORE | 5 things we wish we knew about utilities in the Netherlands

Understanding your rent situation and picking the best utility contracts are important steps for making your life just a little bit easier — put in a bit of work, and trust us, it’s worth it!  

Do you have any tips for inclusive and exclusive renters? Share them in the comments!

We hear about it all year round because the student housing crisis in the Netherlands is quite literally a crisis. Here’s how it’s impacting students coming to the Netherlands.

The Netherlands, being one of the most densely populated countries and all, already struggles to house its permanent population. Add to that, thousands of students coming to the Netherlands to study temporarily, and it’s a recipe for disaster.

READ MORE | Student housing in the Netherlands: your guide to finding a room in 2023

1. Giant tents are housing homeless students

In 2021, the housing shortage was so bad in Groningen that tents were erected with rows of beds for students to sleep in until they found somewhere more permanent.

Groningen is far from the only city that has had to resort to tents, but what’s put this specific case in the spotlight is that they charged €12,50 per night (ouch!).

The price was later reduced to €6 per night — but that’s still almost €200 per month for the privilege of sleeping in a large tent, uncomfortably close to the next bed. Definitely not an ideal situation…

Of course, it’s better than nothing at all, but it stands as a threatening example of how bad the situation can be.

2. Students are being offered rooms for sex

Some people turned into total creeps when they became aware that students were at risk of being homeless. Specifically, stories have spread about people offering students spare rooms in exchange not for money, no, but sex.

Not only is such behaviour creepy and disgusting, but it’s also a crime. Exploiting people for sexual favours in exchange for shelter is appalling, and just another scary face of the Dutch housing crisis.

Thankfully, not everybody is like this — but if you do come across it, make sure to report it to the police as soon as possible!

3. Scammers are leaving students out of pocket — and still homeless

Again, when some people are aware that students are vulnerable to homelessness, they turn into total scammers.

As we all know, scamming is certainly not a new thing in the housing market, but they come out in full force when the market is tight.

International students searching for a room from abroad are also more at risk as they’re unable to view the room in person. The news is full of stories of people paying large deposits, and arriving in the Netherlands only to find out that the apartment doesn’t even exist.

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

4. Foreign students are met with ‘Dutch only’ requirements

It’s a massive struggle for many international students to find accommodation, and it’s not making it any easier that rooms often have labels such as “no internationals” and “Dutch-speaking only”.

As a result, many international students find themselves homeless, for no good reason.

READ MORE | Dutch universities warn internationals not to come if they can’t find a room

On top of that, name discrimination is a massive issue too. Even if some rentals aren’t outright saying it, they could still be rejecting foreigners disproportionately. So, many international students might find themselves applying for over 100 rooms, with no luck.

5. Staff are housing students in their own homes

The issue of homeless students is so great, that the University of Groningen even asked staff to house students in their spare rooms.

Imagine sharing a house with your lecturer, because you got scammed and ended up landing in the Netherlands completely homeless! The whole situation is literally just mad.

Quite a few members of staff have agreed to allow a student to stay in their home — but this temporary solution only makes a small dent in the mounting number of homeless students.

Of course, many students have also found housing, yet this requires searching very early and intensively — and being aware of the realities of the crisis.

Regardless, Dutch universities are under fire for encouraging so many foreign students to come to the Netherlands, knowing full well that no matter what, many of these students will never find a home.

What are your thoughts on the student housing crisis in the Netherlands? Tell us in the comments below!

Editor’s Note: This article was originally written in August 2018, and was fully updated in August 2023, for your reading pleasure.

Are you a student looking to rent a room in the Netherlands? Then chances are that you’ll have to face an intimidating hospiteeravond at one point on your trek. 

A hospiteeravond (hospitality evening) is a unique, often scary, student experience in the Netherlands full of surprises. Especially with the Dutch housing shortage, finding a room has become extra competitive. 

Here’s everything to expect when facing a hospiteeravond so that you will be ready to impress your hosts and snag yourself a room (and hopefully some new friends!).

What is a hospiteeravond?

A hospiteeravond, sometimes called a hospi, kijkavond, or an instemmingsavond, is a gathering hosted by a student house to scope out potential new housemates. 

If you’re looking to rent a room in a student house in the Netherlands, you might be invited to one of these, and you’ll need to impress.

At the end of the night, the current housemates will assess and decide who would be the best fit for the house. 

READ MORE | Student housing in the Netherlands: your guide to finding a room in 2023

A hospiteeravond can be pretty intense because it’ll often feel like you’re sitting in front of a jury, trying to be the funniest to beat out all the other contestants (yikes!).

What to expect at a Dutch hospiteeravond

A hospiteeravond involves putting yourself out there to impress the current household, which can be a lot of pressure. 

Not only that, though. Dutch hospiteeravonden are particularly quirky in quite a few ways, so it’s good to come prepared. 

Here’s what to expect so you can nail the night and score yourself a room!

Tons of basic questions about yourself

First up, you will be asked lots of questions as a little introduction to who you are. Think about what you’re studying, your hobbies, if you’re a party person or not, and how you generally spend a weekend. 

The trick is to answer interestingly and originally to stand out. Think about it like this: the hosts meet endless students that introduce themselves with hobbies like chilling and watching Netflix. 

Instead, find an original angle to say sound more interesting. For example, if you love cooking, say that you make amazing lasagna — and would love to share . Or, if you do any cool sports like bouldering, ice skating, or skateboarding, tell them all about it. 

Think creatively; everyone’s more interesting than they think they are. Just prepare beforehand so you don’t stumble and let out a 30-second-long “uhhh” when they ask what you like to do.

Weird and random questions 

Being asked weird questions is a hospiteeravond quirk that’ll catch you off guard if you’ve never heard about it before. 

At a hospiteeravond, you might be asked super random questions like those you would see on a Buzzfeed quiz. Here are some examples:

• If you were a traffic sign, which one would you be?
• If you were a day of the week, what day would you be? 
• Would you rather always have to wear shoes or have the music stop every time you dance?
• Which came first, the chicken or the egg?

Have fun answering these, and don’t take it too seriously. Just be creative and say what first comes to mind! 

Chit-chats and games

Although there’s no one format for a hospiteeravond, one thing you can be sure of is that there will be plenty of talking and socialising. Sometimes, the hosts also organise fun games and offer drinks to loosen the mood. 

You’re usually expected to be active and participate in planned activities, so be flexible and ready to take anything on — even if it’s a spontaneous, intense game of musical chairs. 

Other people fighting for the same room

Once you get there, it’s good to know you won’t be the only person fighting for the room. Be ready to walk into a room with a big circle of chairs. That way, everybody will be talking and participating together. 

For a hospiteeravond, the student house usually invites a group of people to come simultaneously. It’s less about you looking at the room and more about seeing with who the vibe matches.

Rejection, most likely

Unfortunately, it’s tough competition to find housing in the Netherlands, meaning there’s a good chance you won’t get a room in the first student house you visit. 

So, try not to fall in love with the place too much and get your hopes too high. It can get exhausting after a few hospiteeravonden, but don’t be discouraged! Your next room might be one hospi away. 

Tips to impress at a hospiteeravond

Now that you know what to expect, here are some tips to increase your chances of securing a student room at a hospiteeravond. 

Be yourself, and don’t be shy

The #1 tip to ace a hospiteeravond is not to be afraid to have fun and show off your goofy side. Dutch student houses are a big part of Dutch student life which tends to be very social — you will rarely be sitting in your room alone every night. 

Of course, don’t push it. Be yourself because others will probably notice if you’re being fake or over the top. But it’s nice to know you don’t need to be super serious at a hospiteeravond. Ultimately, students are looking for someone who can be fun after a long day of classes.

Of course, this can be hard as you will have just met the people, but remind yourself to let go and have a good time. You got this!

Think about what you can add to the household

Since you’ll be inserting yourself into an already fully-functioning household, think about how your coming into the group would make their lives just a little better. 

If you’re a good baker, you can promise to bake amazing cakes for everyone. Or, if you love movies, you can organise epic movie nights for the house!

READ MORE | Renting in the Netherlands: the ultimate guide

It’s not a bribe, just an added incentive for them to invite you into their home.

Make sure your social media is a good reflection of you

Just like with a job interview, check your social media before a hospiteeravond. Of course, you don’t have to hide your party or goofy pictures. Just make sure that they don’t show anything that someone might not want to live with…

For example, think twice about pictures of you passed out on the floor. Even if student houses tend to be party-central, they might not love the possibility of having to clean up after you after a few too many drinks.

Bring along an interesting item

Here’s another tip to stand out at a hospiteeravond: bring something fun along. 

You could bring a small gift for the hosts, such as a six-pack of beer or a bottle of wine to drink together. 

If you feel like a gift is a bit too much, you could also bring a surprising and funny item. If you wear a funny hat or scarf, not only are they more likely to remember you, but you’ll automatically be showing them your fun side. 

Don’t be late

Don’t be late for a hospiteeravond. That’s it. Even though it’s an obvious one, better safe than sorry.

Aim to be at the house five minutes early because public transport isn’t always on time, or you might get hit all the red lights while cycling — and it’s just not worth the risk.

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

While it’s not a huge deal if you’re 15 minutes late (students get it), it’s 15 minutes that you’ll lose to impress the current residents. Plus, if the others are late (and you’re not), you might be able to get some one-on-one time with your maybe future flatmates!

Find similar interests with the hosts

Your #1 goal at a hospiteeravond is to connect with your potential future flatmates. What’s the best way to do this? Find things in common so you guys can talk about it for hours. 

Try to find out more about the hosts so that you can find things to talk about that they’ll enjoy —  this is a sure way to be more memorable.

You can even use social media to try and find out more about what they might like — without being creepy, of course.

Ask questions too

Even though you’ll most likely feel like you’re sitting in front of a panel of judges, remember to ask questions to the ‘judges’ too. 

Here are some questions that you can ask:

• How long have you lived here? 
• How would you describe the house?
• Do you ever throw parties at the house?
• Do you have a cleaning schedule?
• Are there any rules in the house?
• How does everyone in the house typically spend time together? 

It’ll show that you’re actually interested in the home. It’ll also keep the conversation flowing so things don’t get awkward. 

Know what you want in a house and stick to it

While asking questions, see if what you hear about the house fits with what you want. 

If they say they throw parties every Thursday, make sure you’d be happy with loud music and drinks around the house every week. If the kitchen has dirty plates and greasy pans stacked in the sink, that’s probably what you’ll see for the next year. 

It’s good to have your list of things that are important to you in a home before you head to the hospiteeravond. 

Talk to your fellow sufferers

Although it’ll feel like the other students wanting the room are your evil competition, you should be friendly with them. Firstly, they’re also suffering through the trek of trying to find a home in the Netherlands. 

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

Secondly, imagine this. You’re meeting a group of people to see if you get along with them. Then, there’s this one person constantly cutting others off or completely ignoring half the people. Does that seem like someone you’d invite to live with you?

Plus, you might end up living with them if multiple rooms are available, or you might even end up looking for a place together. 

Ask for feedback if you don’t get the room

Finally, if you aren’t offered a spot in the house, feel free to ask the hosts for some feedback. Is there anything you could’ve done better? Anything that was missing?

They might let you in on something you hadn’t noticed, and you’ll be even more prepared for your next hospiteeravond!

Good luck!

What’s your experience been like with hospiteeravonden? Tell us in the comments below!