What should I look out for before signing a rental contract if I am not yet in the Netherlands?
Always check whether the accommodation and the renter are trustworthy before you sign anything or transfer money. Ask for a written rental contract, check if the address actually exists, and if you can register with this address at the local municipality (gemeente). Look carefully at the rental price, additional costs, the deposit amount (maximum: 2x the basic rent), and what is included in the rental. Never pay without a contract or without certainty that the accommodation actually exists.
What is the difference between an independent and dependent accommodation?
An independent accommodation has its own front door, kitchen, toilet and bathroom. You do not share these facilities with others. In a dependent accommodation, such as a student room, you share one or more of these facilities with fellow residents.
Am I eligible for the rental subsidy as an international student?
It depends on your specific situation. You may receive a rental subsidy if you are at least 18 years old and above, have a valid residence status, are registered at a Dutch address and you rent an independent accommodation. Besides that, there are income and rental requirements. For most student accommodations with shared facilities, you may not receive a rental subsidy.
How do rental contracts work in the Netherlands? What is the difference between a temporary and an indefinite rental contract?
A temporary rental contract has an end date, while an indefinite contract does not. With an indefinite contract, you have more protection as a renter and you cannot be asked to leave by the property owner (only in exceptional circumstances). With a temporary contract, you have fewer protections.
Since 2024, the standard rental contract type in the Netherlands is an indefinite contract. However, there are some situations where temporary contracts are more common, such as for international students or students who temporarily live in another municipality for their studies.
What is a deposit and how much money is property owner allowed to ask for?
A deposit is an amount of money that you pay in advance as insurance or security to the property owner, for instance in the case of damage to the property or unpaid rent. The maximum deposit amount may be two times the price of your basic rental price. After the rental period has ended, the property owner must pay the deposit back to you if you did not cause any damage or have leftover rental payments. This deposit must be transferred to you within 2 weeks.
Are there rules or protections against excessive rental prices?
Yes, the Netherlands has set rules for maximum rental prices, especially in the social housing sector and parts of the private, mid-market rental sector. The maximum rental price is determined based on a points-system on the basis of, among other things, the size, the facilities, and the energy label of the property. If you think that your rent is too high, then you can for a rental check or file a claim with the Rental Commission (Huurcommissie). Depending on the situation, they will try to help you lower the price of your rent.
Do I have to apply for a housing permit? What are the rules regarding this permit?
In some Dutch municipalities, for example in The Hague, an affordable housing permit (huisvestingsvergunning) is required for certain accommodations. With this permit, the municipality ensures that more affordable accommodations are available for lower-income individuals and households.
Whether you are eligible for the permit depends on various factors, including your income, the rental price, and the size of your household. Even if you have already signed a rental agreement to live in one of these affordable accommodations, it is possible that you will not be allowed to live there without this permit.
What do I have to arrange before accepting a rental agreement while in another country?
Check if you can register the address at the municipality, if you need a housing permit to live there, and what costs you must pay in advance. You should also ask the property owner how you can receive the keys, from when the property is available, and what facilities there are. Also make sure that you receive an official rental agreement before you pay.
What should I do if I have problems with the property owner?
It is possible that you can run into problems with the property owner.
Examples of issues that you may encounter are:
- Maintenance issues
- Excessive rental prices
- Intimidation or harassment
- Withholding of your deposit
First, see if it is possible to solve the problem between yourself and the property owner - and make sure that any communication is in writing with times and dates. If that doesn't work, then you can contact the Rental Commission, Het Juridisch Loket, a Fair Rent Team, or the municipality.
Can my university help me find housing?
There is much talk about scams and fake listings on the Dutch housing market. Which red flags should I look out for to avoid being scammed?
There are several signs that a listing is part of a scam:
- The price is unusually low and the accommodation seems too good to be true (less than 250 euros per month).
- The person does not provide a rental contract (e.g. to avoid taxes)
- The person asks you to make a payment quickly.
- The person refuses to let you visit or see the property (says they are outside of the Netherlands).
- The person tries to communicate with you outside of a verified housing platform (e.g. only through email, Skype, or social media).
- You are asked to transfer money to a bank account outside of the Netherlands (e.g. Western Bank, Moneygram, PayPal).
- The person tries to emotionally manipulate you by making up a sad story to make you believe their excuses.
Additionally, if a potential landlord asks you for your passport, it is important not send this document without verifying their identity first.
How can I keep myself safe while looking for housing in the Netherlands?
- Make that the address on offer is not actually a purchase property, instead of a rental. You can check this on Google or Funda.nl.
- Look up the address or name of the person/agency online and check if they have been involved in previous scams.
- When sending a copy of your passport to a potential landlord, mark the copy for this special occasion ("for rental contract <address> only"). This makes it much harder for frauds to misuse your identity.
- Never pay money to 'lawyers' or obscure agencies. Make sure that a rental agency has a genuine website with at least a phone number and an address that you can reach them at.
- Ask the person to provide a Dutch phone number (starts with +31). Land line phone numbers in the Hague begin with 070 (or +31-70) and Dutch mobile phone numbers start with 06 (or +31-06).
For more tips on finding accommodations in the Hague, you can visit this page from the Hague International Centre.