The Expats Guide to Renting a Home in the Netherlands

Special thanks to Welocate for helping us with this article.

A significant percentage of the Dutch housing market is rented. A recent report by the European Commission suggests that 29.9% of respondents rented rather than owned. Other reports indicate much higher figures.

Renting a home in the Netherlands can be a rewarding experience. The country offers a range of housing options in vibrant cities and towns, as well as beautiful countryside. The rental market is diverse, catering to various budgets and preferences. However, the process can be competitive, especially in popular areas. We’ve simplified things with the help of Welocate to make your rental journey as smooth as possible. Our guide covers everything from types of homes to expected costs and finding your next home.

The Current Market

Before we dive in, it’s important to note the current market conditions. As with many other European countries, there is an increasing demand for homes, outstripping what is available. This often makes it difficult for low-income citizens like students to find accommodation. This is true of most popular university cities. This increased demand has also led to a rise in rent costs. But don’t despair! The rental market is still strong, with plenty of options available, especially for people with flexibility. For working expats, it is also easier to find suitable rental options as affordability and location are easier to factor in.

For an even smoother rental journey, consider reaching out to Welocate. They specialize in helping expats buy, move, and rent a home in the Netherlands. With their in-depth knowledge of the Dutch housing market, they can be a great source of information. For help finding a rental property, they offer various services to help you before, during, and after your move.

How Much Does Renting a Home in the Netherlands Cost?

Rent prices vary significantly depending on location, size, and property type. Amsterdam and other major cities have the highest rents, while rural areas are more affordable. Property closer to the center or local amenities are usually more expensive in cities. Generally, the further out from the center, the lower the rent usually. Rent can be expensive. For example, in 2022, the average rent price for an apartment in Amsterdam was 1,640 euros – the third highest in Europe. Since then, prices have continued to increase. In Amsterdam, this rose by 2.8% between 2023 and 2024.

If you are uncertain whether your quoted prices are reasonable and market-rate, contact Welocate. They can best advise you about rental averages and your best options.

Additional Costs

There are additional costs to consider. These include utilities such as gas, water, and electricity. Sometimes, utilities such as internet and TV are included in the rent. You must also pay municipal taxes and service charges for apartment buildings. Several websites can help you estimate your additional utility bills. However, Welocate can help you with this again.

In the Netherlands, all properties have an energy label. This ranges from A (most energy-efficient) to G (least energy-efficient), based on insulation, heating systems, and energy usage. This energy rating is crucial for determining your predicted monthly energy costs. Properties with a higher energy rating (A or B) tend to have better insulation, modern heating systems, and energy-efficient appliances. Properties with lower ratings (D to G) may have poor insulation and older heating systems, resulting in higher energy consumption and increased costs.

As energy prices fluctuate, renting a property with a better energy label can offer significant savings over time. Therefore, consider the energy label when choosing a rental property, as it can substantially affect your living expenses! You can always find the energy label on rental listings.

Deposit

To secure a rental property, you need to pay a security deposit. A security deposit of one to two months’ rent is standard. This is refunded at the end of the tenancy, provided there are no damages or unpaid bills.

Rental Properties in the Netherlands

So what’s available on the market? Rental properties come in all shapes and sizes. You’ll find options in historic buildings, new-build complexes, terraced housing, and free-standing houses. If you keep an eye out, you might also find some more quirky options. The main types of rental property are:

Apartments

Apartments (Appartementen) are the most common rental property. They range from small studios to large multi-bedroom units. They are popular in cities where space is limited. Often, larger buildings are converted into apartments. Or new buildings are increasingly being constructed for apartment housing. Apartments offer varying sizes and layouts, from cozy studios to spacious penthouses. They provide options for individuals, couples, and families. Some apartment buildings are reserved entirely for student housing. Others, such as larger homes or townhouses, are often divided into private and rented apartments.

Houses

There are various types of houses in the Netherlands. In cities, the most common are townhouses (Herenhuis) and terraced houses (Rijtjeshuizen). In some cities, such as Amsterdam, canal houses (grachtenpanden) are popular. Free-standing houses (Vrijstandhuis) are also often available for rent. These are generally more expensive and larger than standard homes. You can find houses to rent, particularly in suburban and rural areas. They offer more space and often come with gardens. A house rental might be the way to go if you want open space and more privacy.

Studios

A studio is a type of apartment but is usually listed as distinct. Studios are single-room apartments that combine living, sleeping and kitchen areas. They are ideal for singles, students, or couples who do not mind a cozier living experience! Studios are generally cheaper than a full apartment. However, a modern studio in newer buildings can be large and more expensive. If you want to live in the center of a city, a studio is often the most balanced option.

Rooms

Renting a room in a shared house or apartment is a cost-effective option. However, it means you get less privacy. For families or working expats, there are better options than renting a room. However, if budget and availability are tight, consider a temporary room rental as a stopgap. This can help until you find something more suitable. Usually, room rentals are used by students or young professionals.

Finding a Place to Rent in the Netherlands

One of the biggest challenges to renting a home in the Netherlands is finding a place. Although far more apartments are available, they are generally available for less time. Houses are usually available on the market for longer due to their higher cost and smaller demand. Welocate can help you in your rental search. However, there are several other ways to find your next home!

Websites and Apps

Online websites such as Funda can be a great asset during a home search! They list many properties and allow you to filter by location, price, and property type. Funda is also available as an app, making searching on the go simple!

Real Estate Agents

Real estate agents (makelaars) can help you find a rental property. They handle negotiations and manage paperwork. They can also offer insight into neighborhoods, cities, and the rental market. They charge a fee for their services, which is usually one month’s rent.

Social Media and Expat Groups

Expats often share rental opportunities in Facebook groups and other online communities. These can be a good source of leads and recommendations. Joining these groups can also be a great way to integrate yourself into local expat communities.

Welocate!

As mentioned previously, Welocate can help you find your next rental! Working with them can remove much of the stress of finding a new home. You can visit their website or contact them directly.

The Rental Process in the Netherlands at a Glance

• Research and Visit: Use online portals to find properties that match your criteria. Always make sure you visit! Pictures may look great, but seeing a home in person will tell you if it’s right for you. Also, research the neighbourhood and local amenities. Does it offer what you want and need?
• Prepare & Submit Documentation: Once you have found and secured your next home, you must gather the necessary documents. These include proof of income, an employment contract, a photo ID, and references. You may also need to pay a deposit at this stage. Once gathered, submit your documents to the landlord. If you use an estate agent, they will handle this for you. Once any checks have been completed, you’ll receive the rental contract!
• Sign the Contract: Once approved, review and sign the rental contract. Ensure you understand all terms and conditions at this stage. Be aware of your rental agreement’s length (usually one year). If you wish to negotiate, now is the time to do it! Often, you aren’t permitted to make any changes to the decoration of your property. You may also not be allowed pets. Ensure you are aware of any restrictions and be up-front if you have any requests.
• Pay Your Deposit and Rent: You must pay the security deposit (usually one to two months’ rent) and the first month’s rent. With keys in hand, welcome to your new home!

What Does a Rental Agreement Look Like in the Netherlands?

There are two types of rental contracts you’ll find when renting a home in the Netherlands:

• Fixed-term: A contract for a specific period, typically one year.
• Indefinite: A contract with no fixed end date.

A landlord can usually only extend a fixed-term rental agreement twice by law. After that, the agreement becomes an indefinite contract. This gives you greater protection as a tenant, as rental price increases are capped at an annual percentage.

A typical rental agreement details everything. This includes the rent amount, payment details, duration, notice period, and additional costs. It should also outline the responsibilities of both tenant and landlord. This includes maintenance responsibilities. If there are any special clauses, these will be included in the rental agreement. Things such as house rules, dates of notice, and rent increase should also be clearly stated. The landlord must inform you of any rent increases before a contract is renewed.

A Note on Short-Term Rentals

While most rental offerings are for longer periods, you can also find short-term options. The short-term rental market is larger in major cities like Amsterdam, Rotterdam, and The Hague. University cities also have more short-term rental options, fluctuating with the academic year. You can often find furnished apartments, serviced apartments, and shared housing. Short-term rentals offer flexibility, usually with lease terms ranging from a few weeks to several months. Prices can be high, especially in city centers, but the convenience of moving into a fully equipped space often justifies the cost.

You can find short-term rentals on most apps and websites. However, consider contacting Welocate for this. They can point you in the right direction! You should also ensure short-term rentals comply with Dutch tenancy laws – often, these can be overlooked. Working with an expert agent can help avoid any issues.

Social Housing in the Netherlands

Substantial social housing (sociale huurwoningen) is available for low-income residents. Up to 70% of housing properties are owned by housing associations, which manage them and have rent prices capped by law. However, the waiting lists are long, and eligibility criteria are strict.

Applying for social housing in the Netherlands involves registering with a regional housing association, typically through their online platform. Applicants must meet specific eligibility criteria, including being 18 years or older and having an annual household income below a certain threshold. In 2024, this is set to around €44,035. Priority is often given to those with urgent housing needs. These groups include low-income families, elderly individuals, and people with disabilities. Once registered, applicants can search for available social housing and apply for properties that match their needs and preferences.

Understanding Your Rights When Renting a Home in the Netherlands

As a tenant in the Netherlands, you have significant protection. The market is regulated to protect tenants and landlords, ensuring fair treatment and security. Rent prices for most homes are regulated by a points system (woningwaarderingsstelsel). This limits how much landlords can charge based on the property’s size, location, and amenities. This applies particularly to social housing but can also affect private rentals.

You have the right to challenge excessive rent prices or yearly increases through the Rent Tribunal (Huurcommissie), an independent body that settles disputes between tenants and landlords. Once a lease is signed, tenants generally have strong protections against eviction. Landlords can only terminate a lease under specific conditions, such as if they need the property for personal use or if the tenant violates the lease terms. Even in these cases, they must give proper notice. This is typically three to six months, depending on the lease type. If you disagree with the termination, you can challenge it in court.

Be aware that Dutch law requires landlords to maintain their property and promptly address issues like repairs and maintenance. You are required to keep the property in good order and report issues quickly.

Several organizations and websites offer support if you are facing a dispute or need advice. The Woonbond is a national tenants’ association that provides legal advice and advocacy. The previously mentioned Huurcommissie can assist with rent disputes and lease agreements. Websites like Rijksoverheid.nl offer comprehensive information on tenancy laws, while local expat centers often provide resources and guidance. Don’t discount the power of expat groups on social media – they can also point you in the right direction!

If you work with a trustworthy agent like Welocate, you will have an added layer of knowledge and information. They can also help you avoid disputes before they arise.

Top Tips for Your Rental Journey

• Moving In: Document the property’s condition with photos and notes when you move in. This will help avoid disputes over the deposit when you move out.
• Moving Out: Give proper notice as per your contract, usually one month. Stick to the terms of the agreement and leave the property as you found it! No one likes a dispute.
• Start Early: Begin your search well in advance, especially in competitive markets.
• Be Prepared: Prepare all your documents ahead of time. This allows you to move fast!
• Inspect Thoroughly: Check the property carefully for any damages or issues. Don’t get caught out!
• Understand Your Contract: Ensure you understand all terms before signing. Don’t fall for unscrupulous landlords; have it checked if something doesn’t feel right. Never hand over money for costs not stated in the contract.
• Work with an agent: Use expert help to avoid pitfalls and mistakes. Welocate is a great resource!

Be sure to understand your rights as a tenant. The Dutch government has laws in place to protect you. If any disputes arise, contact the Huurcommissie (Rental Committee). They can advise and intervene. Tenancy rights and landlords’ rights are also listed here. Be sure to familiarize yourself with both!

Read Also: The Expats Guide to Renting Out Your Home in the Netherlands

Popular Places for Renting a Home in the Netherlands

Rental properties can be found all over the country. However, certain cities have more appeal to expats. Work should also be a consideration. Can you commute? Can family and friends easily visit? Do you like the city? Cities such as Amsterdam, Rotterdam, Utrecht, and the Hague are popular. They have a high demand for rental properties, and prices can be high. However, due to the populations of students, expats, and people coming and going, properties are usually always available.

University cities such as Nijmegen, Maastricht, and Groningen are becoming more popular with expats. Housing options, especially houses, can be more varied in smaller cities. Some cities have more significant housing development than others.

Renting in the Netherlands can be smooth with the proper preparation and understanding of the market. Whether you’re seeking a city apartment or a suburban house, the country offers a range of options to suit different lifestyles and budgets.

Contact Welocate for expert help!