Renting a House or Apartment in the Netherlands

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Renting a House or Apartment in the Netherlands

Most of the population of the Netherlands is concentrated in the major cities, which means that in some areas (particularly Amsterdam) the cost of rental accommodation can be high and choice limited. However, rental accommodation, furnished, part-furnished and unfurnished is available throughout the country.

The government is currently implementing new policy with regard to rental property, which will have an impact on price, quality and availability. For more information refer to the official Government website or the Netherlands Ministry of Housing website.

It is common to work with an estate agent (makelaar) to ensure that suitable accommodation can be found and that all contractual and legal issues are dealt with.

Rental properties in the Netherlands will either be owned and rented on a private basis or administered by a (public) housing corporation. Renting from a housing corporation will not be an option for short-term visitors. There are stringent qualifying conditions and in many cases long waiting lists for these properties.

Finding a Rental Property

Local newspapers - and in particular the weekend editions - have advertisements of property for rent. Typically property agencies advertise in these; they are usually area specific. Usually web addresses are published, allowing fast access to the latest available apartments and housing, both furnished and unfurnished.

These agents also have access to funda, the most popular residential property website in the Netherlands so they are able to undertake property search on your behalf.

An agent will need a detailed brief of what is required in terms of price band, furnishing and location. They will charge a fee for their services - usually equivalent to one month's rent. Most agents speak excellent English and many offer an out of office hours service and accompanied viewings.

70 percent of Dutch agencies are registered with the Dutch Association of Estate agents (Nederlandse Vereniging voor Makelaars, NVM). 

• Nederlandse Vereniging voor Makelaars
  At: Postbus 2222, 3430 DC Nieuwegein
  Tel: 030 608 5185
  Website (in Dutch)
• For English information: Click here

Types of Rented Accommodation

Accommodation is usually described as furnished, part-furnished or unfurnished.

• Furnished (gemeubileerd) accommodation is typically very comprehensive with furniture and all standard appliances included
• Part or semi-furnished (gestoffeerd) should guarantee all basic kitchen appliances as well as floor coverings and curtains
• Unfurnished (ongemeubileerd) accommodation could be an empty shell

Under Dutch tenancy laws furnished apartments are treated similarly to hotels, which means that a tenant can be given notice to quit with very little warning. Unfurnished apartments offer the tenant more protection.

Documents Required

The prospective tenant must provide:

• Proof of identity
• Proof of means: a payslip (salarisstrook) or letter of engagement from an employer or other

Some agents and landlords will ask the employer to act as guarantor. Not all employers are prepared to do this.

The Lease or Rental Agreement

Standard leases will be in Dutch. A lease can in theory be for any length of time, although it is common in the Netherlands for it to be for an indefinite period. If the notice period is not stipulated, it is automatically one month. 

A typical lease will refer to the following:

• Duration of lease
• Whether the accommodation is furnished/unfurnished
• Whether parking is included
• Whether utilities are included
• Whether there are any service charges (cleaning of communal areas)
• Notice period
• Obligations with regard to wear and tear

The lease should protect the tenant as well as the landlord, with additional clauses to be inserted if necessary. For example an inventory including details of electrical appliances and whether they are in working order, requirements for fire alarms/smoke detectors.

Deposit

Standard practice is to pay the first month's rent in advance. In addition a deposit (Borg) equivalent to one or two months' rent is usually requested. Finally, there will be a fee for the agent if applicable.

It is common for the agent to hold the deposit on behalf of the landlord. In some cases an agent may also negotiate for the deposit to be offset against the last month or two of rent.

Always ensure that there is documentary evidence of all payments made. Rent is best paid via bank transfer and receipts should be obtained for deposits and fees.

Other Costs

• Service charges, if there are any, should be explained in the lease
• Insurance may or may not be included in the rental cost and again this should be detailed in the lease
• A property user's (occupancy) tax (gebruikersbelasting, one of two taxes payable on property, Onroerende Zaakbelasting or OZB) is payable yearly to the local authorities. A lease for less than 12 months should include a reduced rate of this tax as part of the contract
  Note: From 2006 the user's tax for homes is no longer levied (although it is for the use of property other than homes)

Tenancy Obligations

This should have been covered in the detailed lease, particularly with regard to the landlord's agreement to replace or repair worn or faulty items or any requirement for the tenant to make good any defects caused by their negligence.

Make sure that any conditions regarding notice period are clear to both parties.

Conflict resolution

In the event of a dispute contact the agent.  All NVM registered estate agents have professional indemnity cover which covers them if they are found guilty of misconduct or negligence. Funda also has a central customer complaints department which can be contacted if a particular agent is unhelpful in resolving issues (Tel: 0900 606 0100).

There are also local bureaux for legal assistance (Bureau voor Rechtshulp) which will offer legal help to those with limited or insufficient means.

In extreme circumstance people should contact their own Embassy for advice.

Further Information

• AngloINFO INFOrmation Page Property Jargon