Renting

When you move to a new country or a new city, or even just out of your parents house, you will most likely start by renting. At one point or another we all probably rent our accommodation. But how do you do this in The Netherlands? What are the pitfalls?

N.B Students should check out the student page, here.

Where to rent?

You’re going to move to The Netherlands, maybe for love, maybe for work, maybe for other reasons. Whatever the reason when you begin to look for somewhere to rent you will be thinking, where should I rent?

If you have completely freedom of choice, you would first want to choose the town or city. Amsterdam is the first place you would think of as the capital and a cultural hub, but competition for accommodation is fierce. Maybe Maastricht? A beautiful city that feels more Burgundian than Dutch, with some fantastic food, but maybe it is too far removed from Amsterdam for you? Maybe you want to live in a small town? Whatever you are looking for you will have to decide what it is.

Once you’ve chosen your city or town you will want to decide in which neighbourhood you should rent. Consider which amenities you need nearby: train station? Tram/bus stops? Bars, cinemas? Close to work? Make a shortlist of a couple of things (the longer the list the harder this will be) then research a couple of neighbourhoods that could fit the bill. There are plenty of expat blogs and expat groups on the likes of Facebook that can give you more information on your city of choice.

The next, and one of the most important, is to figure out your budget. How much are you willing to spend per month? Take into account that on top of rent you will have to pay a deposit, as well as utilities, not to mention of monthly expenses you may have.

Ideally, you would want to visit a few places before you take to plunge, but as said, renting in The Netherlands can be highly competitive so you may not have this luxury. Although you could stay in a hotel until you find a place.

Where to find a place to rent?

You’ve done your research and you’ve narrowed it down. Now you need to actually find accommodation. Thankfully, there are plenty of websites for this purpose and they are in English.

Pararius
Funda
Perfect Housing
Stoit
HousingXL

These sites will allow you search through available rental accommodation (and also to purchase, in the case of Funda, but more on that on another post). They can also put you in touch with Letting Agents (huurmakkelaars)

Letting Agents

Letting Agents (huurmakkelaars) are there to help you find accommodation, although they do come at a price (usually one month rent). However, if you are looking to secure a place before you move, it could be a solid option. Do check that they are part of the NVM or the MVA before parting with any cash, however. The NVM (Nederlandse Cooperative Vereniging van Makkelaars – Dutch Cooperative Union of Estate Agents) is the organisation that represents most agents. The MVA (Makelaarsvereniging Amsterdam) is similar.

Private Landlords

It is of course possible to find accommodation privately using newspaper adverts, facebook groups, online forums. Make sure you get a formal contract, however, so that your rights are protected.

Sub-letting

Sub-letting – renting from someone already renting – obviously happens, but it is illegal. If you sub-let this will affect your ability to register at the town hall, meaning no BSN, which is vital. If you do go down this route, you should still get a rental contract in place.

What do you need to rent a place?

Generally, speaking you will need:

• proof of residency (an EU passport will suffice for EU citizens
• passport or valid photo ID
• proof of income e.g. bank statement or employment contract (as often the bank statement needs to be from a Dutch bank)
• you may also be asked for your BSN, although this may not be possible yet if you have just arrived.

Rental Contract

You’ve found the place, you’re ready to go. So what should be in your rental contract?

• your basic monthly rent, with a due date;
• any additional charges payable to the landlord e.g. water, electricity, internet (if these are included);
• details on when the landlord can review rental costs e.g. annually;
• type of contract;
• information on notice periods;
• maintenance agreements;
• house rules (e.g. whether or not pets are allowed);
• tenant and landlord signatures

Always check the contract. Make sure the landlord is not inserting an additional charges for no good reason. Just see here for some examples of what a landlord may (illegally) try to get away with.

You may also get general terms and conditions (especially if going through an agency) and possible also from a residents association.

Tenant and Landlord Rights

Both sides have their own rights, although thankfully in The Netherlands they favour the tenant.
Generally, the tenant will (this is not exhaustive:

• pay rent on time
• pay for minor repairs (think light bulbs)
• pay for damage they have caused (like a hole in wall)
• allow the landlord to come and fix things (e.g. leaking shower)
• give reasonable notice when leaving

While the landlord will:

• give reasonable notice if carrying out inspection
• carry out repairs within a reasonable time
• solve tenants problems (e.g. if no hot water)

Dispute Resolution

Most landlords will be reasonable and will expect you to be reasonable too. However, this may not always be the case. If you do have an issue you can contact the huurcommissie (Rental Commission) for mediation. you can also contact !WOON a support agency for tenants

Common Scams

• Is it too good to be true? Then it probably is. If you have found something that looks amazing but is cheaper than equivalent places then it is most likely a scam.
• If you are only getting an email or a phone number (or just a facebook page) then be wary of proceeding with any agreement. Get proof of ID.
• Be careful when looking for a place via facebook etc as this is where you are most likely to fall prey to a scam such as an illegal sub-let.
• Ask if you can register with the council (Gemeente). If they say no, that is a red flag.
• If you get scammed, contact the police immediately.
• More information on scams here