Renting in the Netherlands

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. 

Searching for rental properties

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.

Housing types in the Netherlands

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: 

• Apartments: The best option for those looking for privacy, but pricing could be an issue, depending on your budget.
• Houses: A good choice for families and those looking to share a property with friends or colleagues. Note, however, that houses will command a higher rental price. 
• Rooms: If you don't mind sharing with other people, you could rent a room. You will have less privacy, but your rent will be significantly lower.
• Landlord hosting: It is common in the Netherlands for landlords or even families to rent out part of their house to students and young professionals. You might have to follow the landlord's rules, but you may get some home comforts in exchange. 
• Short-stay: If you are not staying in the Netherlands for long, you might consider staying in a short-stay apartment. These apartments are fully furnished and often come with student- and business-friendly amenities, such as free WiFi. 

Choosing the right location

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:

• Do you need access to public transport? What is the service like in the area? How far is the nearest metro, tram or bus stop?
• Is the neighbourhood well-maintained? Is there allocated parking, and if so, how easy is it to get a permit? Is it a good neighbourhood for cycling?
• What local amenities are there in the area? Think about supermarkets, restaurants, bars, cinemas, hospitals, doctors, dentists, banks, and so on. 
• Is the area noisy? Is this likely to disturb you? For instance, is it close to main roads, railways or tram lines, or flight paths? Are there any bars and clubs around?
• Is the neighbourhood safe? 
• If you have children, is the property close to schools and daycare facilities? 
• What is the community like? What do you know about the neighbours? 

Rental pricing & requirements

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:

• If you are working in the Netherlands, you might need to demonstrate a copy of your employment contract.
• If you are studying in the Netherlands, you might have to present a statement of your Dutch bank account and probably a statement from your family bank account with an English note showing your credit ability.

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.

Other rental costs

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.

Rental security deposit

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 fees

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.

Other costs

Besides rental deposits and mediation costs, it is also possible that a landlord or rental housing agency may charge you the following costs:

Sleutelgeld (key money)

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 (letting costs)

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.

Overnamekosten (takeover costs)

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.

Rental housing agencies

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.

Short-term rentals & serviced apartments 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.

Rental contracts & tenants' rights

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.

Social housing vs private housing in the Netherlands

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.

Subletting

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.

Student housing in the Netherlands

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.

Anti-squatting in the Netherlands (antikraak)

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.

Moving to a new address

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.

Home insurance

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:

• Centraal Beheer
• ABN AMRO (in English)
• Lemonade Insurance (in English)

Housing allowance

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.

Renting in the Netherlands: Hints and tips

If you are thinking of renting in the Netherlands, the following hints and tips should come in handy: 

• If an agent asks you to sign a pre-contract agreement (usually in Dutch) in order to hold "a place in the queue", be sure that you really want to rent the house, otherwise if you pull out at a later stage, you may be asked to pay compensation. The same applies to verbal contracts, which are binding under Dutch law.
• Do not pay more than three months' rent in advance and never in cash! 
• Apply to as many ads as possible, especially if you are a potential student. 
• Houses intended for expats usually come furnished. However, houses in the Netherlands are usually unfurnished so you have to buy or rent furniture and home furnishings.
• All decoration changes must be approved by the owner.
• Inspect the property before signing the contract to be able to notify the landlord about pre-existing damage.
• Student housing must be vacated within six months of graduation. Therefore, taking additional courses is a way to extend your stay, which may come in handy if you are looking for a job.
• You must inform the landlord that you are moving out (if not specified, the notice period is one month), otherwise the contract may be automatically renewed (silent renewal).
• Even if you are staying for six months, do not hesitate to sign a one-year contract. You can terminate it anytime you wish (provided you honour the notice period).
• Always ask for a contract in English to avoid any unpleasant surprises.