Have you decided that you want to rent a house, room or apartment in the Netherlands? Here is some information and advice on what to expect when you are renting in the Netherlands.
Most rental properties in the Netherlands are advertised online via a multitude of property search websites, including IamExpat Housing, Pararius, Rentola and Funda. However, many of the best places are not advertised because landlords are looking for "recommended" tenants. This is why, if you are house hunting, it's a good idea to speak to your friends, colleagues, classmates, friends of friends and family to get leads.
On top of that, it's also worth working with a rental housing agency. Not only can they search for suitable properties, arrange viewings and manage the paperwork between you and the landlord, but they may also be able to point you in the direction of properties that have not yet come to market.
There are many different types of housing to choose from in the Netherlands. Choosing a suitable place to live in is an important decision for every expat in the Netherlands. What is right for you will depend on your personal situation and preferences. The options include:
Looking for a house in the Netherlands? Have you chosen a suitable neighbourhood yet? If you are not sure what to look for, here's a list of some issues to consider:
The relative shortage of rental properties in the Netherlands is demonstrated by the cost of renting. Rent may vary from 500 euros for a single room to over 2.500 euros per month for an apartment in the centre of Amsterdam.
Rents in the Netherlands consists of two parts: the basic rent and the service charges. You will notice that the rental price can be either inclusive or exclusive of service charges, which can include energy (gas and electricity), internet, phone line, water and building utilities.
Before being able to sign a lease, you may be asked for guarantees concerning your ability to pay the rent:
In any case, you must provide your BSN and always look for apartments that allow you to register with the municipality. If the apartment doesn't allow you to register, this is a warning sign that it might be an illegal sublet.
On top of this, renting often comes with extra costs, such as a rental security deposit and a mediation fee. It's good to factor these in to any property search, so you can be sure of what you can afford.
In the Netherlands, most tenants are required to pay a one-time rental security deposit. Is there a maximum amount landlords must abide by? How do you get your security deposit back? Is your landlord allowed to withhold the security deposit when you have rent arrears? Find the answers to the most frequently asked questions about rental security deposits in the Netherlands.
Mediation costs, sometimes also called administration costs, brokerage costs or contract costs, are costs that occur when a real estate agent, for example, brings a landlord and a tenant together. The cost for a contract could also fall under mediation costs.
It is important to know that you don’t always have to pay these costs. For instance, you do not have to pay mediation costs if a rental agency or another intermediary is mediating on behalf of the landlord, as well as yourself. In this case, the mediation costs would be for the landlord. Even if the landlord is not paying any mediation costs to the agency, you still do not have to pay them.
Besides rental deposits and mediation costs, it is also possible that a landlord or rental housing agency may charge you the following costs:
Some housing agencies may ask you to pay sleutelgeld or key money: money to get the key to the house. This is against the law.
If you have paid your landlord or rental agency key money, you can reclaim this through court if you are able to prove that you have paid said key money. This proof may consist of a receipt or a witness (who cannot be a family relation).
Verhuurkosten or letting costs are the costs that the landlord incurs when re-letting a property; for example, by drawing up a rental contract or organising viewings of the property.
The landlord/housing agency is allowed to charge you letting costs, but they can’t be excessively high. If they are, you can hire a lawyer and reclaim these costs through court.
Sometimes, the previous tenant of the property will offer you the chance to buy certain items from them, such as furniture or flooring. Costs that result from this are called overnamekosten or takeover costs.
Legally, you are never obliged to buy these items. However, did the previous tenant pay for any additions to the property that cannot be removed without causing damage to said property? If so, this means that these additions are part of the property and the costs will be added to the rent.
Looking for where to rent in the Netherlands? Working with a rental housing agency is probably your best option. They can help you track down suitable rental properties, arrange viewings, sort out contracts, and liaise with the landlord on your behalf. Browse our listing of expat-friendly rental housing agencies in the Netherlands.
If you're coming to the Netherlands and haven't yet found somewhere to live, booking a short-term rental is the ideal interim solution. Booking is usually simple and straightforward and can be done entirely online, even if you don't yet have a Dutch bank account or a work contract. If you're only coming to the Netherlands temporarily, a serviced apartment might be ideal for your needs.
What should your rental contract include? What’s the difference between a fixed-period or an indefinite rental contract? What are your landlord’s obligations towards you and what are your obligations as a tenant towards your landlord? Even though rental contracts in the Netherlands are pro-tenant, it is still important to understand your rights.
There are two different sectors of the rental market in the Netherlands: social housing and private housing (the so-called free sector). Learn about the differences between social and private housing in our guide.
Whether you're interested in subletting your room or apartment while you are away from the Netherlands, or thinking of signing a contract as a subtenant, it's important to know what your rights and duties are. Our guide to subletting in the Netherlands walks through the most important legal points and implications, so you can have peace of mind as a sublandlord or subtenant.
The Netherlands is a popular destination for international students, especially since many Dutch universities are internationally orientated and offer programmes taught in English. If you want to study in the Netherlands you might want to read about student housing in the Netherlands. It explains what options are available to you and how you go about finding student accommodation.
Squatting is illegal in the Netherlands but anti-squatting (or antikraak) is allowed. Anti-squatting can be a cheap and adventurous way to live. More information and a list of antisquatting agencies can be found on our anti-squatting page.
What arrangements need to be made when moving within the same municipality? And what do you do when you are moving to a different municipality? Who should you notify? And what should you remember to do when moving within the Netherlands? You can find the answers to these questions on our change of address page.
Household contents insurance covers damage caused by burglary, fire and other incidents. It's worth taking out, even if you are only renting in the Netherlands. Cover is provided by:
The Dutch government provides several kinds of allowances and benefits for its citizens and residents, including a housing benefit (huurtoeslag). Apply for the housing allowance to get help with the cost of renting in the Netherlands.
If you are thinking of renting in the Netherlands, the following hints and tips should come in handy: