You know the feeling: you’re searching for a new home but constantly feel like you’re hitting a wall. Rental prices are skyrocketing, housing availability is scarce, and when you finally find a suitable apartment, it’s gone in no time.
Does this sound familiar? The Dutch rental market can be quite intimidating, especially in the Randstad area. However, with the right approach, you can find a great place to live. In this article, we’ll share all the tips you will need as an expat to find an apartment. These 15 tips can be used by expats, students, and overall anyone who’s looking in apartments for rent in the Netherlands, these tips can be applied in any situation.
🤔 Did You Know? : Housing demand in the Netherlands has grown by over 20% in recent years, especially among expats and students.
🕒 1. Start Your Search Early
The early bird catches the worm, and this is especially true for the Dutch rental market. Finding the right home can take time, particularly in popular cities like Amsterdam, Utrecht, or Rotterdam. Start your search at least three to six months before your intended move-in date. This gives you plenty of time to compare options, schedule viewings, and prepare everything thoroughly.
This also prevents you from feeling rushed to make a quick decision. A longer search process broadens your options, offering you more choices and better opportunities to find something that suits you perfectly.
🌐 2. Use Multiple Platforms
Funda and Woningnet are two of the best-known platforms for (rental) properties, but there are plenty of other options. Check out Pararius, rental agency websites, and smaller local platforms. Facebook groups can also be surprisingly effective, especially if you’re searching in specific cities or neighborhoods.
Some landlords post ads there before reaching a wider market. Additionally, networking through friends, colleagues, or acquaintances can be incredibly valuable. Ask around in your social circles or post a request on Facebook or Instagram—often, someone knows about a property that’s just becoming available but hasn’t been listed yet.
💡 Tips for expat : if you’re an expat coming to work in the Netherlands, ask your company if they partner with any apartment search agencies or services. Send messages to your future colleagues to ask them if they have any local contacts.
💼 3. Make a Strong First Impression
During viewings, it’s not just about what you think of the property—it’s also about how you come across to the landlord.
Be well-prepared: bring all necessary documents, such as:
- identification,
- proof of income,
- employer references,
- and rental references.
Dress appropriately and arrive on time. If you’re familiar with the property and have specific questions about its condition or the neighborhood, it shows you’re serious and professional. Landlords often look for tenants who appear responsible and committed. Sharing details about your current situation and household size can also make a positive impression.
⚡ 4. Secure a Rental Property Fast
The Dutch rental market moves quickly. When you find a property that meets your needs, act fast—hesitating can cost you the opportunity.
Tips to secure a property quickly:
- Have all documents ready in advance.
- Respond to listings immediately.
- Be available for last-minute viewings.
Speed is critical, especially in high-demand areas. Landlords often choose the first qualified applicant, so don’t delay.
Energy costs can significantly impact your monthly expenses. It’s crucial to consider properties with a good energy label. During viewings, ask about the energy label and the property’s insulation, such as double glazing, floor insulation, and roof insulation.
If you rent a poorly insulated property, heating costs can become unpredictable and skyrocket. This could cost you a lot in the long term. Take a moment to check for other energy-saving features, such as solar panels or energy-efficient heating systems.
📍 6. Be Flexible with Location
Everyone wants to live in the city center, but rental prices there are often steep. Considering areas just outside the city or smaller towns can save you a lot of money. These areas are often well-connected by public transportation, making it easy to reach the city center.
They also offer more space and greenery, which are often scarce in urban areas. For example, places like Amstelveen, Haarlem, or Zaandam are well-connected yet have lower rental prices.
📅 7. Avoid Peak Times
Demand for rental properties peaks during the summer months, especially in July and August. Many students are searching for housing during this time, making competition fierce. This often leads to higher prices and landlords choosing tenants more quickly.
It’s wise to search outside these peak months. In spring or autumn, there are usually fewer candidates, giving you more room to negotiate rent and terms. However, summer can still be advantageous for family homes, as many families are on vacation, reducing the number of applicants.
🔍 8. Inspect the House for Its Original State
Before moving in, carefully check the property’s condition and ensure it matches what the rental contract describes. Take note of any existing damages, wear and tear, or modifications made by the previous tenant.
If the house isn’t in its original state, for example, if walls are painted in bright colors or fixtures have been changed, the previous tenant is required to restore it to the original condition when they move out. Make sure this gets done before you move in. Someone else’s oversight could become your problem.
To avoid disputes:
- Document everything with photos or videos during the check-in inspection.
- Request a signed inventory or condition report from the landlord.
- Discuss any modifications with the landlord beforehand and get written permission to leave them as is, if possible.
💸 9. Check for hidden costs
Beyond the base rent, there may be additional costs you’re not immediately aware of, such as service charges for cleaning communal areas, garden maintenance, or administrative fees.
Always ask for a breakdown of expected additional costs, such as gas, water, electricity, municipal taxes, and internet. This way, you’ll know exactly what to expect and avoid unpleasant surprises.
🚨10. Be Aware of Scams
Unfortunately, scammers are a reality in the Dutch rental market, especially targeting expats. Common red flags include requests for deposits before a viewing or landlords who refuse to meet in person. Never pay upfront without a signed contract and proper verification of the property.
When in doubt:
- Research the landlord or agency online.
- Verify ownership of the property.
- Trust your instincts—if something feels off, walk away.
📜 11. Review the rental contract thoroughly
The rental contract is a legal document outlining your rights and obligations, so read it carefully before signing. Pay attention to details such as the rent amount, notice period, pet policy, and clauses regarding maintenance responsibilities.
If anything is unclear, ask for clarification. It might also be helpful to have a legal advisor review the contract, especially if there are ambiguities.
🚪12. Never pay upfront without a viewing
Unfortunately, there are plenty of scammers who try to take money from renters without actually renting out a property. Never make a down payment or deposit without first viewing the property and signing the rental contract.
If something seems too good to be true, it probably is. When in doubt, move on. There are enough reliable landlords who don’t require payments without clear agreements.
🤝 13. Negotiate the Rent
In many cases, it’s possible to negotiate the rent, especially if the property has been vacant for a while or the landlord urgently needs a tenant. This can be particularly advantageous if you’re a good tenant with stable income and references from previous landlords.
If you’re willing to make minor repairs or improvements to the property, you could also negotiate these terms. This might help reduce the rent or improve your living conditions.
📖 14. Understand the Rental Market Rules and Regulations in the Netherlands
Many new renters overlook the importance of knowing their legal rights and the specific regulations in the Dutch housing market. For example:
- Rent Protection: Tenants often have strong rights, and landlords cannot increase rent arbitrarily or evict tenants without valid legal grounds.
- Points System (Huurprijscheck): You can check if the rent charged is reasonable for the property using the points system for regulated rentals. Overcharging is not uncommon, especially for expats unfamiliar with the rules.
- Agency Fees: By law, tenants do not have to pay agency fees if the landlord hired the agency.
- Deposit Limits: Typically, the deposit should not exceed two months’ rent
- Maintenance: By Dutch law, landlords must maintain the property in livable condition. Any major issues (e.g., plumbing, heating) are their responsibility.
🏘️ 15. Check the Neighborhood
The property itself might be perfect, but the surrounding area is just as important. Visit the neighborhood at different times of the day to get a real sense of what it’s like. Look for local amenities such as supermarkets, schools, public transport, and parks.
Also, check the safety of the area and whether it’s well-lit at night. Websites like Buurtmonitor can provide insight into neighborhood statistics, such as crime rates. A quick walk around the area can give you a clear picture of what to expect.
👥 16. Consider a Roommate
Renting a property with a roommate can significantly reduce costs and increase your chances of finding a place. By sharing, you can afford a more expensive home or apartment while splitting the monthly expenses.
It also opens up more options that might otherwise be out of your budget. Besides being financially advantageous, having a roommate can also be fun. Think carefully about whom you want to live with, as a good relationship is crucial for a pleasant living experience.
- Larger pool of available options: The offer is signifcantly bigger for “couples” than “singles”. According to The Hypotheker 1.7% of the total housing supply is available for a single person with an average income, compared to 1.1% last year. In contrast, 29.1% is now available for average dual earners, up from 24.4% last year.
- Reduced Risk for Landlords: If one tenant encounters financial difficulties, the other can still contribute, making landlords more willing to rent to you.
- Appeal for Long-Term Tenancy: Sharing costs often enables tenants to stay in a property longer, which landlords value for stability and reduced turnover.
🏠 17. Register for Social Housing
Waiting times for social housing can be long, but it’s definitely worth registering. In major cities like Amsterdam and Rotterdam, affordable housing in the private sector can be limited. Social housing is often cheaper and provides a stable option in the long term, especially if you qualify for housing benefits.
Don’t wait until you need a home—register now to improve your chances. You can also participate in weekly lotteries once registered. While odds might not be great (typically 900-1,000 applicants per property), even a small chance is still a chance.
Conclusion: Your Guide to Smart Renting in the Netherlands
Start early, use multiple platforms, and be flexible with location and rent. Making a good first impression during viewings, checking energy labels and hidden costs, and carefully reviewing your rental contract are crucial steps to avoid unexpected issues.
Stay alert to scams, clarify maintenance responsibilities, and document everything to avoid surprises later. Sharing a property with a roommate or registering for social housing can also be worthwhile options for affordable long-term living. Keeping track of the latest trends on Renthunter is a must if your goal is to stay ahead of the competition and get a house fast!
Understanding the Dutch rental process and laws is essential. Dutch tenancy laws are strictly regulated to protect renters, so always stay informed about your rights and obligations as a tenant.
