Apartments and rooms in The Netherlands - Complete guide

Basics of Rental Search in The Netherlands

Rental search in The Netherlands is currently at its worst, and recent legal changes haven't made it any easier. But don’t worry, there are ways to navigate this.

This isn't just another article mentioning a few well-known hacks like 'avoid scams'. This is rather a complete guide designed to save you weeks or even months in your rental search. We've packed all of Uprent’s experience into this page. It’s not a quick read, but it covers everything you need to know about renting an apartment, student housing, or a room in The Netherlands.

Setting Realistic Expectations

If you're looking for your first apartment in The Netherlands, temper your expectations. View this initial rental as a stepping stone — a way to get to know the country and its various neighbourhoods. Your second home is always MUCH closer to a dream home!

Don’t Be Too Picky

The reality is that in The Netherlands landlords are selecting tenants, not the other way around. For every apartment you're interested in, expect extremely high competition. Keep this in mind while scrutinising every detail of an apartment. Often, it's best to just submit your application asap.

Higher Prices Mean Less Competition

This is a simple fact. The more you are ready to pay, the smoother and quicker your rental process.

Seasonal Trends

June to October are crazy. This is largely because most students and expats are moving to The Netherlands during these months.

The low (if you could call that — low) season is from November to February. During this period, competition is at its lowest, but the overall number of available properties also decreases.

March to May has moderate demand.

How Long to Find Housing in The Netherlands?

Most people struggle with is figuring out the right time to start their search. Begin too early, and you’re likely wasting your time. Start too late, and you might find yourself settling for something far from ideal — or worse, with nowhere to go.

But here’s the good news: if you start your search within the right timeframe, your chances of finding the perfect home are huge. In fact, based on data from Uprent, those who begin their search 2.5 to 3 months before their desired move-in date are far more likely to secure housing that meets their needs without the stress and frustration.

What's the Right Time to Start Looking for Housing in The Netherlands?

The ideal window to start your hunt is 2.5 to 3 months before your expected move-in date. Here’s why:

  • Four Months or More in Advance: It's too early. Properties listed this far in advance are rare. Most homes available for rent are ready for immediate move-in, so starting too early will probably leave you frustrated with a lack of options.
  • Less Than Two Months in Advance: Now you're cutting it close. With such a short time frame, you'll be under pressure to make a quick decision. This often means settling for a property that may not meet all your needs or preferences, or not finding one at all.
  • Two to Three Months in Advance: This is the sweet spot. Starting your search 2 to 3 months before your desired move-in date gives you the perfect balance of options and time. You'll have a good selection of properties to choose from, and you'll be able to negotiate and consider multiple options without feeling rushed.

Social Housing vs Free Market in The Netherlands

In The Netherlands, the housing market is divided into two main sectors: social housing and the free market. Ultimately, this guide is focuing on the free market, as social housing, despite its benefits, remains largely inaccessible to many, particularly expats, students and higher-income individuals.

Social Housing in The Netherlands

Social housing, or "sociale huurwoningen", is a system designed to provide affordable housing options to individuals and families with lower incomes. Governed by housing associations, these properties are subsidised by the government to keep rent costs below a certain threshold (at the time of writing this guide (2024), a little bit less than €900 per month).

Advantages: The most apparent benefit of social housing is its affordability and high security for tenants.

Disadvantages: Despite its affordability, social housing comes with long waiting lists, often stretching for years. Because of that, it is an unrealistic option for those needing immediate accommodation. Furthermore, there's a strict eligibility criteria based on income. Priority often goes to the ones earning below a specific threshold. The choice and location of properties is also limited.

Requirements: To qualify for social housing, you must typically prove a yearly income below a certain level (in 2024, the income threshold is €47,699 for one-person household and €52,671 for multi-person household). Priority is given based on various factors, including the length of time on the waiting list, family size, and urgent housing needs.

Free Market Housing in The Netherlands

Free market, or "vrije sector huurwoningen," refers to properties rented out at market rates, without government-imposed rent caps.

Advantages: The free market offers greater flexibility and choice, with properties available across all Dutch cities and regions. Unlike social housing, there are no long waiting lists, making it possible to find accommodation relatively quickly. The quality and size of the apartments or houses can also be higher than in the social sector.

Disadvantages: The main drawback of the free market is its higher cost. Rents are significantly higher than in social housing, making it less accessible to those on a tight budget.

Requirements: There are no income restrictions for accessing the free market housing. However, landlords often have their criteria, such as requiring a minimum income (most often, 3x the monthly rental price) or employment status. Foreigners, expats and students typically find this sector more accessible, albeit more expensive.

Should I Go For Social Housing or Free Market?

While social housing in The Netherlands is an affordable option for low-income residents, its long waiting times makes it impractical for many — especially newcomers or those with higher incomes. In contrast, the free market, despite its higher costs, provides more immediate housing solutions with greater variety and flexibility.

Our guide will focus on navigating the free market sector. This approach acknowledges the reality that, for most people, particularly internationals moving to The Netherlands, the free market remains the most viable option for finding a place to call home.

Rental Platforms in The Netherlands — Compared

Use All Rental Platforms in The Netherlands

Most people searching for housing in The Netherlands rely on three main platforms: Funda, Kamernet, and Pararius. It makes sense — these platforms account for around 50% of the free market housing in the country. However, because everyone uses them, competition is fierce.

The real trick? Look at lesser-known platforms. Fewer people apply for these listings, so your chances of being selected are much higher. Plus, these hidden gems often have housing specifically for students, starters, and the elderly (whichever applies to you).

Of course, if you’re checking 100 platforms multiple times a day, rental search becomes a full-time job. That’s why we created Uprent.

Uprent aggregates listings from almost all (soon - all) rental platforms in The Netherlands, giving you access to a wide variety of properties without the hassle of jumping from site to site. Whether you're a student looking for a room or a professional seeking a long-term rental, Uprent simplifies your search by showing you all the options in one feed.

Filter Houses by Commute

One of the standout features of Uprent is the commute time filter. This tool allows you to search for rental properties based on how long you want your commute to be. Whether you’re traveling by bike, public transport, foot, or car, Uprent lets you set a preferred maximum commute time to your workplace, university, or any other key location.

Best Rental Platforms in the Netherlands for Students

Students are generally looking for more affordable housing such as rooms or studios. Here’s where to look:

Kamernet

Kamernet offers a lot of rooms and apartments. It’s one of the biggest rental platforms in the Netherlands and is well-known among both tenants and landlords. It’s great for students as well as working professionals. You can communicate directly with landlords, which makes it easier to secure a place. To respond to listings, you must subscribe to a premium account (as of August 2024, it’s €34 per month).

Housing Anywhere

Housing Anywhere is good for both short-term and long-term rentals. It allows payments via non-Dutch credit cards, and you can book your accommodation online. Like Kamernet, Housing Anywhere is great for students as well as working professionals. To respond to listings, you must also subscribe to a premium account (as of August 2024, it’s €34 per month). The biggest disadvantage is that it’s not possible to view a property in person; you have to trust the pictures. However, we’ve never heard of an Uprent user renting an apartment that differed from the pictures. The prices are generally slightly higher than the market — mostly, because it’s much easier to rent from Housing Anywhere.

Marktplaats

Marktplaats is the number 1 platform in the Netherlands for selling second-hand stuff. It also includes rental listings. Marktplaats is a good option for finding budget-friendly accommodations. You will be communicating directly with landlords. However, the site is only available in Dutch. And, frankly, the quality of photos can be rather bad, since landlords make pictures themselves. :-)

Holland2Stay

Holland2Stay is great, since it has quotas for student accommodation. Apartments are modern and well-maintained. The platform offers easy online booking for short-term and long-term stays. To respond to listings, you must create an account and pay a one-time registration fee of €26.50.

ROOM.nl

ROOM.nl is a dedicated platform for student housing. It has many unique rooms that aren’t available elsewhere. It’s particularly good for international students looking for affordable options. However, you must be enrolled at a Dutch university to use the platform, and you can only respond to rooms in the region where you study. A registration fee of €35 is required (it’s valid for 8 years, though), and the competition can be high despite the exclusive listings.

Roofz.eu

This platform mainly services working professionals, however, many of its listings are also available for students.

The Social Hub

The Social Hub offers fully furnished rooms with utilities included, catering to both students and young professionals. Its building often have amenities like coworking spaces, gyms, and social events. The Social Hub is ideal for both short- and long-term stays, although it tends to be more expensive than traditional student housing.

XIOR

XIOR provides student housing in various cities across the Netherlands. They offer modern, fully furnished rooms and studios close to universities. Rent usually includes utilities, internet, and maintenance. It’s great and you’re lucky to get a place in XIOR :-)

RoomPlaza.com

RoomPlaza.com offers fully furnished apartments and rooms, often for students who want to share accommodations.

Best Rental Platforms for Expats/Working Professionals in the Netherlands

Pararius

Pararius is the largest rental platform in the Netherlands with many options. Only real estate agents can post listings, which means the properties are generally reliable. The platform is free for tenants, but most listings require an income that is 3-4 times the monthly rent.

Kamernet, Housing Anywhere, Holland2Stay, Roofz.eu

Same as for students, these platforms are great for working professionals.

Funda

Funda is a well-known platform, mainly recognized for property sales but also offering rental listings. The platform is very similar to Pararius, with most listings being the same.

Rental platforms you probably shouldn’t use

Using the platforms below in your rental search is not advisable. This is because most housing listings on these platforms are scraped from other (free) resources, and they often require a subscription. Some may even involve debt collectors if you don’t pay on time.

  • DirectWonen
  • Huurstunt
  • Huurwoningen
  • Huurportaal
  • IamExpat
  • Rentola

Best Rental Platforms in Maastricht, Heerlen, Sittard and Roermond

Kamersmaastricht.nl

Great selection of rooms in Maastricht.

Studentenkamers.com

Great selection of rooms in Heerlen.

Maastrichthousing.com

A mix of housing options for students and internationals in Maastricht.

Thuisinlimburg.nl

Wonenlimburgaccent.nl

Maximusbeheer

How to Understand if a Home is the Right Fit?

Now that you’ve gathered a wide selection of homes, it’s time to narrow them down to what suits you best. The easiest way to do this is by using Uprent’s browser extension. It automatically scans any property you view and quickly checks if it meets your eligibility criteria. The extension will then display a handy Summary widget right on the property page, like the one shown below, to give you all the details you need at a glance.

The summary provides the most important data about a property, prioritized from top to bottom. While everyone may have different criteria, for most, the tenant conditions are crucial. This section highlights any restrictions on specific groups of people.

What is an Energy Label

Another concept that might be new to many internationals is energy labels. With an energy label, you can see how energy efficient a home is. The energy label is expressed in classes A to G. A home with energy label A (or higher) is very energy efficient, while a home with energy label G is not really efficient. Very energy-efficient homes are given an extra specification, for example energy label A+++.

What Do Energy Labels Mean

An energy-efficient home often means (much) lower energy bill, more comfortable living and is better for the environment. It's common to find houses that seem more affordable compared to others, but if they are rated with an energy label E, F, or G, it means your savings on rent could be offset by higher energy bills. Additionally, living in homes with an energy label D or lower might not be as comfortable, especially in winter.

When Uprent calculates the expected monthly energy bill, we combine the apartment’s size and its energy label to provide you with an accurate estimate.

9 Tips to Schedule More Viewings in The Netherlands

Getting a viewing for the rental property is an uphill battle. Many renters miss out because they don’t understand the principles of scheduling viewings effectively.

This process is frustrating — waiting for days, only to be told the property has already been taken. Worse, being the first to apply doesn’t always guarantee success. However, by understanding the right strategies, you can significantly increase your chances of securing a viewing and eventually landing the home you want.

Be the First to Apply

Whenever we talk to renters in The Netherlands, we cannot stress how much they underestimate how important the speed of sending a reaction is. Ideally, you should react to new listings in minutes, or even better seconds. Many real estate agencies follow first-come-first-serve approach, and therefore you want to be among these first people that submit their viewing request.

Luckily, Uprent helps you even with that. You can opt in to be notified of new listings. That way, whenever there is a new listing detected at one of the supported platforms, you will receive an instant alert on your email or phone (depending on what you select).

Timing Matters, But It's Not Everything

As mentioned earlier, timing is key, but it’s not the only factor in securing a viewing. A well-crafted application message is just as important. You definitely don’t want to be the first one to get rejected, right?

How To Craft the Perfect Viewing Request Message

Your application message is what will ultimately make you stand out. It’s not just about sending a quick note; it’s about presenting yourself in the best possible light. A well-structured message should include the following:

  • Full name
  • Time flexibility: Since the landlord is choosing you, not the other way around, emphasize that you’re flexible with viewing dates and times.
  • Viewing attendance: Mention whether you can attend in person or online.
  • Occupation: State if you’re a student, working professional, retired, self-employed, or a business owner.
  • Income: Provide exact income of you or your sponsor.
  • Savings: Include the amount you or your sponsor can show on a bank statement. Only include this if you can prove more than €8.000 on a bank statement.
  • Living arrangement: Indicate whether you’ll be living alone, with a partner, or with housemates.
  • Stay period: Be as flexible as possible, as landlords may have different preferences.
  • Kids & Pets: Be honest here. If you have kids or pets, mention it upfront. It’ll save time for both parties by avoiding unnecessary viewings if the landlord doesn’t approve them anyway.
  • Contact Information

How to Craft the Perfect Viewing Request Message with Uprent

Uprent’s browser extension lets you create a viewing request message in under a minute, for free. When you find a home on any supported website, simply click the Create Message button and answer a few questions:

Once you’ve answered all the questions, the viewing request message is automatically generated. This message has been proven to increase your chances of securing viewings by 174% compared to the usual approach.

Tailor Your Viewing Request Message for Different Audiences

Not all application messages should be the same. Adjust your message depending on who will be reading it:

  • Real Estate Agents: They prefer concise messages with key information like your income. Keep it short and focused on financial stability.
  • Landlords: Include personal details in addition to income, like your job, education, hobbies, and lifestyle. Landlords often want to know more about who you are as a person.
  • Roommates: When applying for shared housing, focus on your personality and how you’ll fit in with the existing tenants. Roommates usually care more about your character than your income.

Uprent lets you store multiple viewing request messages and automatically fills them in on all rental platforms across The Netherlands.

Double Up Your Efforts by Applying On Agency’s Website

If you’re applying through platforms like Funda or Pararius, don’t just rely on their built-in application systems. Visit the real estate agent’s website directly and submit your application there as well. Often, real estate agents prioritise viewing requests sent from their website.

Consider Calling the Agent

Often, a phone call can make the difference. Uprent will let you know if it’s worth calling the agent based on the specific agency. If the agent prefers not to schedule viewings by phone, or if the phone lines are often busy, Uprent won’t suggest calling. But if it might help, you’ll see a prompt with the agent’s phone number.

Don't Overlook PDF Forms and Online Applications

Many tenants skip PDF forms or online applications required by real estate agents, thinking it takes too much time. However, filling out these forms can give you a significant edge, as it shows you’re committed. Plus, fewer people complete these, reducing your competition.

Keep Track of All Applications

In the past, many people used Google Sheets or Notion databases to track their rental applications — or didn’t track them at all — leading to missed opportunities and forgotten applications. With Uprent, every application is automatically saved to your dashboard. This allows you to easily manage and monitor all your applications in one place. Uprent also sends reminders for important follow-ups and automates tasks like creating Google Calendar events for viewings. You can even share your dashboard with your flatmate, allowing you to collaborate on the rental search.

How to Detect Rental Scams in The Netherlands

You have the widest possible pipeline of housing options in The Netherlands, you're crafting the perfect viewing request messages. But now you are on a minefield of scams and illegal practices. Desperate to find a place to live, you might fall victim to fraudsters who exploit your situation.

The good news is that by staying informed, you can protect yourself from these scams and avoid the pitfalls that many others have fallen into.

Facebook: The Epicenter of Rental Scams

If you want to avoid rental scams, the best thing you can do is avoid searching for rentals on Facebook. It’s estimated that 90%+ of rental scams occur on this platform. While Facebook might offer a wide range of listings, it’s also where scammers thrive due to the lack of verification and oversight. By steering clear of Facebook, you eliminate the vast majority of scams right away.

How to Spot a Rental Scam in The Netherlands

Here are some red flags to watch out for:

  • Suspiciously Low Prices: If a listing seems too good to be true, it probably is. Compare prices with similar properties to gauge whether it’s realistic.
  • Switching to WhatsApp: Be cautious if the 'landlord' quickly wants to move communication to WhatsApp. This is a common tactic to avoid leaving a trace.
  • Low-Quality or Misleading Photos: Be wary of beautiful yet poor-quality images, especially if they show features uncommon in the Netherlands, like British electrical sockets.
  • Refusal to Conduct Viewings: Scammers often demand a down payment before you’ve seen the property. Insist on viewing it, either in person or via a video tour.
  • Avoiding Written Communication: If the person avoids putting things in writing and prefers phone calls, it could be a scam to avoid creating a paper trail.
  • No Request for Documentation: Legitimate landlords will ask for IDs, income confirmation, and other documents. If they don’t, something is off.
  • Poor Language Use: Scammers might use broken English or overly formal language to sound convincing.
  • Requests for Payment through AirBnB: This is a common scam tactic. Legitimate landlords don’t ask for payment through platforms like AirBnB or Booking.com.
  • Involvement of Third Parties: Claims of a "friend" handling the process should raise red flags.
  • Upfront Fees: You should never be asked to pay fees before securing the rental. This includes deposits or reservation fees.

Always Verify with a Viewing Before Payment

Never pay anything before you’ve seen the property, either in person or through a video tour. Scammers often avoid showing the property, making excuses or demanding payment first. A legitimate landlord or agent will always be willing to show the property, either in person or via a video call. This step is crucial to ensuring the listing is real and matches the description.

If you’re unable to view the property in person, request an online video tour over WhatsApp. This allows you to see the property’s condition and specific features, reducing the risk of falling victim to a scam.

Illegal Practices by Real Estate Agents in The Netherlands

Not all scams come from shady individuals online. Some real estate agents engage in illegal practices to exploit tenants. Here’s what to watch out for:

  • Double Charging: Dutch law states that an agent can charge a fee to only one party—either the landlord or the tenant, not both. Some agents try to charge tenants for additional services like "consultation" or "guidance," which is illegal if they’re already being paid by the landlord.
  • High Deposits: The maximum legal deposit in the Netherlands is two months' rent. Anything higher is illegal. Make sure to check the terms before agreeing to pay a deposit.

Documents for Rental Offer in The Netherlands

Have Your Documents Ready Before Your Viewing

Your offer needs to be ready before your viewing — let us emphasize that — before the viewing. This way, you can be the first to submit your offer immediately after the viewing. This will increase your chances of being selected for the property.

We categorize documents into two types: Essentials and Standout Documents. Essentials are mandatory for any application, while Standout Documents help you make a stronger impression and stand out from other applicants.

Essential Documents for Rental Search in The Netherlands

  • Passport / ID / Residence Permit
  • Income Proof
    • Working Professionals:
      • 3 recent payslips. If you don’t have payslips yet, that’s fine
      • Working agreement
      • If you work in the Netherlands, Employer statement is required. Here are the templates in Dutch and English
    • Self-employed:
      • Proof of your company’s registration (in the Netherlands - KvK uittreksel)
      • Your tax statements for the last 3 years. If you don’t have three years’ worth of tax statements, submit what you have available
      • Corporate bank statements for the last 3 years. If you don’t have statements covering this period, provide bank statements for the longest period available
    • Students:
      • Statement of enrolment
      • Proof of income for the student or sponsor
    • Sponsors:
      • Include the proof of income mentioned above, depending on whether the sponsor is a working professional or self-employed
      • Sponsor’s Passport / ID / Residence Permit
      • Guarantee letter from sponsor
      • Sponsor’s bank statement
    • Unemployed:
      • Without a steady income, you'll need to demonstrate financial stability. You can do this through one or more of the following methods: providing a bank statement, offering prepayment, suggesting a higher monthly rent, and so on. The more evidence you can provide, the better.
  • Bank Statement: Prove the more the better. Don’t include a bank statement if you cannot prove more than 8.000 EUR

Standout Documents for Rental Search

  • Motivation Letter (1 page A4): Introduce yourself, outline your activities in the Netherlands, and share your future plans. Template 1 and Template 2
  • Presentable Private Photos: Select a few photos that showcase your personality, interests, or lifestyle. Avoid ‘party-pictures’
  • Introduction Video (1-4 min): While it's not a common practice and most applicants don't opt for it, those who do tend to get approved with a much higher probability
  • References from Previous Landlords: If available, even if from abroad, these can boost your credibility. Template 1 and Template 2

Be prepared for additional requests specific to the agency or landlord.

Organise Your Documents

Upload all documents into a Google Drive folder. Make sure Anyone with the link can view this folder. This allows you to easily share your documents by simply providing the link when requested.

Viewing Rental Homes in The Netherlands

The Reality of Property Viewings: In-Person is Often Required

Only 30% of properties allow online viewings. That means, with a 70% chance, you will have to visit in-person. If you’re not able to attend yourself, it's best if you find someone who can go on your behalf. Whether it’s a friend, a relocation service, or even a professional, having a trusted person attend the viewing will significantly increase the amount of properties you can get approved for.

Arrive Early and Be Prepared

It’s important to arrive at the property at least 15 minutes early. Finding the right door can sometimes be tricky. Arriving early also gives you time to get settled and make a good first impression.

Make Yourself Memorable

Viewings are a chance for the landlord or agent to get a first impression of you. Make yourself memorable: smile, engage with the agent/landlord, share your situation, and ask if there's anything else you can do to improve your chances.

Kids and Pets

Let’s be blunt: you’d be surprised how often applicants miss out because they bring kids or pets to viewings, and they’re too active. It’s best to only bring adults to the viewing.

Stay Organized with Uprent’s Dashboard

Using Uprent’s dashboard, you can keep track of all your viewings. When you move a property to the Viewing Scheduled stage, you can select the date and time of the viewing. You can even create a Google Calendar event directly from the dashboard.

The day before your viewing, Uprent will send you a recap email with all the details, including Google Maps directions, to ensure you’re fully prepared.

Key Questions to Ask During a Viewing

  • How to Submit an Offer?
    Each agent or landlord has their preferred method of receiving offers. Clarify whether they want documents via email, through their website, or via a specific form.
  • How Can I Stand Out From the Competition?
    When dealing directly with landlords, this question can be particularly valuable. Some landlords prioritize certain qualities in a tenant, such as educational background, a higher rent offer, or upfront payments. Knowing what they value most can help you make the perfect offer.

Be Friendly and Make a Good Impression

While formal attire isn’t necessary, being well-presented, friendly, and thorough during the viewing can make difference. Agents and landlords often rely on their impressions from the viewing when making their decisions. By dressing appropriately, smiling, and being polite, you increase your chances of making a positive impression that could be relayed to the landlord.

Inspect Freely, But Respectfully

You’re allowed to open closets, cabinets, and other storage spaces to get a complete sense of the property. Just be mindful of your surroundings, especially if the property is currently occupied.

How to Submit the Perfect Rental Offer

Be the First One

You’re on a viewing. You like the property. Do you want to get it? You have the highest chances if you’re the first one to apply. Ideally, submit your application within an hour or two after the viewing, but no later than the same day. If you apply later, the chances someone else will be selected are high.

Follow Real Estate Agent’s Guidelines

When it comes to submitting an offer, follow the instructions provided by the real estate agent or landlord during the viewing. Whether it's via email, a form, directly on a website, or another method, follow their preferred process.

Overbidding

Overbidding can indeed be effective. Offering even just €50 more than the asking rental price can make you stand out from other applicants.

Rental offer template

Feel free to use this template.

Tenant Check in The Netherlands

What is Tenant Check?

When your application for a rental property is accepted and your documents are submitted, the real estate agent is required to perform a tenant check. This process involves verifying that you are not on any sanctions lists and checking if you have any significant debts in the Netherlands, such as unpaid mortgages. Additionally, your documents will be analyzed using specialized software to confirm their authenticity. It's crucial not to modify your documents with software like Adobe Acrobat, as this could raise red flags during the verification process.

What Will the Agent Know After the Tenant Check?

The good news is that the majority of applicants have nothing to worry about concerning tenant checks. Even if a debt is detected, the real estate agent doesn't get detailed information; they only see a general warning (indicated by a red or yellow light), leaving the decision to discuss any potential issues up to the tenant.

Tenant Check Displayed Red or Yellow Warning

If a tenant check returns a red or yellow warning, the real estate agent will typically ask the tenant to clarify the issue. In many cases, these warnings result from errors in the system and can be resolved through further discussion.

Types of Rental Contracts in The Netherlands

Let's say, you have been approved for a home. Next step is to sign a rental agreement. In the Netherlands, there are four main types of rental agreements. The choice of contract is determined by the landlord, not the tenant. Without getting too deep into legal details, let's cover some basic information you should be aware of.

Model A Rental Agreement — Indefinite Period

Based on the data of, this type of contract is the most common and offers the greatest security for tenants. It establishes a lease for an indefinite period.

Typically, during the initial 12 months, the agreement cannot be terminated by either the tenant or the landlord. After this period, the tenant has the right to occupy the property indefinitely and is allowed to terminate the lease at any time, provided they give a one-month notice. The landlord is generally unable to terminate the agreement without substantial reasons (and even those often must be validated in court).

Model B Rental Agreement — Fixed Period, Max 2 Years

Unlike the indefinite period contract of Model A, this agreement has a clear start and end date for the tenancy, which can range from a few months to 2 years, depending on the agreement between the tenant and landlord.

Tenant can terminate an agreement at any time, with one-month notice. The landlord cannot terminate the rental agreement.

By the end of the lease, the landlord must inform the tenant if they want the tenant to vacate the property. If both parties agree to extend the tenancy, the contract can be renewed for an additional period, but the total duration cannot exceed 24 months (for example, a 13-month lease can be extended by up to 11 months). If, by the end of 24 months, both parties agree to extend the tenancy, or if the landlord does not issue a vacate notice, the contract automatically transforms to a Model A - Indefinite Period Agreement (and then you can occupy the property practically forever).

Model C Rental Agreement — Fixed Period with Diplomatic Clause

Model C agreements are specifically designed for situations where the landlord intends to return and occupy the property at a future date, which remains uncertain.

The landlord sets a definite lease term (for example, 14 months). If the landlord’s circumstances change and they decide to extend their absence, they have the option to propose an extension of the lease term to the tenant.

Similar to the structure found in a Model A agreement, there is an initial period where neither party can terminate the lease early. After the initial fixed period, the tenant can terminate the agreement with a one-month notice. The landlord then is allowed to terminate the lease with a three-month notice, this feature is called the Diplomatic Clause.

Model D Rental Agreement — Temporary Under the Vacancy Law

The Vacancy Act tenancy agreement model is intended for the situation that the property is for sale.

This agreement is signed for a fixed duration. After the initial six months, the tenant has the flexibility to terminate the lease with a one-month notice. The landlord can terminate the agreement at the end of the fixed term by giving a three-month notice.

Extending this type of lease can be difficult. The landlord must obtain a new permit from the local municipality (Gemeente) to continue renting the property under this law.

Changes After July 1st 2024 — Affordable Rent Act

If your rental contract was signed after July 1st 2024 a new law Affordable Rent Act will be applicable. This law states that Model B agreements can only be signed with certain categories of people, such as international students and Dutch students moving to another city for their study (and a few other rare cases). If you are not in either of the permitted categories, the landlord is not allowed to sign a model B agreement with you.

This law has further shaken the Dutch rental market, causing even more issues. Since landlords are not protected anymore, many are choosing to sell their properties instead of renting them out. Many of the ones that are still renting their properties out, continue to sign Model B agreements illegally. If this happens to you, legally your rental contract will be treated as a Model A agreement, meaning it is valid for an indefinite period.

How to Read Dutch Rental Agreements

Often, you receive a 16-page contract in Dutch, and you have no idea what it says, nor have you time to dive into specifics of the Dutch rental law. With Uprent, you can simply upload your contract. Uprent’s AI will break down key clauses, such as termination terms, rent increases, and more, into clear, plain English.

Your Rights During a Check-in to a Home in The Netherlands

At the time of the key handover, you and the landlord or agent will inspect the property together. Agent will then complete a check-in report detailing the condition of the property, which you will then sign.

In the Netherlands, after moving into a rental property, you typically have a 14-day window to report any additional issues or imperfections not noted during the initial check-in inspection. This period allows you to settle in and thoroughly inspect the property beyond the initial walkthrough with the landlord or agent. If you do find any issues:

  1. Document Immediately: Take clear photos of any imperfections or issues as soon as you discover them.
  2. Compile Evidence: Collect these photos in a dedicated Google Drive folder for easy sharing and organisation.
  3. Send in Time: Send the compiled documentation to your agent/landlord promptly by email within the 14-day period to ensure they are officially noted.