Essential guide for newcomers renting a home in the Netherlands

Finding a rental home in the Netherlands can be a daunting task, especially for newcomers. With a highly competitive housing market and strict requirements, it’s crucial to prepare thoroughly and act quickly. This guide provides an overview of the process, essential tips, and a curated list of resources to make your search more efficient.

Preparing to rent

Before you start your search, ensure you have the following documents ready. Most landlords and agencies require a comprehensive application to consider you as a tenant:

• Complete application package:
  • Proof of income (Werkgeversverklaring/WGV): A statement from your employer confirming your employment and income.
  • ID documents: Scanned copies of your and your co-applicant’s passports or residence permits.
  • Motivational letter: A brief introduction about you and your circumstances (e.g., expat, family with children, or single professional).
• BSN (Burger Service Number): Some housing corporations won’t process your application unless you have a BSN. This is essential for long-term rentals.
• Budget planning: Renting a home involves several upfront and recurring costs. Be prepared to cover:
  • Deposit: Usually one or two months’ rent, refundable if the property is left in good condition.
  • First month’s rent upfront: Often required when signing the contract.
  • Agency fees: Some agencies charge fees for their services, which can range from a fixed amount to a percentage of the annual rent. Check the agency’s policy before proceeding.
  • Utility bills: These typically include water, gas, electricity, and sometimes heating. Confirm whether utilities are included in the rent or need to be arranged separately. On average, utility costs can range from €100 to €200 per month, depending on the size of the property and usage.
  • Additional costs: Some contracts include extra fees for services like internet, cleaning, or maintenance. Be sure to review the terms carefully.

Where to search for rentals

Free platforms to monitor

• Funda: The most popular platform for rentals and sales in the Netherlands.
• Pararius: A comprehensive site for rental listings.
• HousingAnywhere: Ideal for students and short-term rentals.
• Facebook groups: Join expat housing groups such as:
  • Amsterdam Housing
  • Expats in Holland
  • Rotterdam Expats

Reliable real estate agencies and services

• vb&t Verhuurmakelaars: One of the largest rental specialists in the Netherlands, offering a diverse portfolio of properties across various cities.
• Vesteda: Manages thousands of residential units throughout the Netherlands, providing a wide range of rental homes and apartments.
• MVGM: Offers a variety of rental properties, including apartments and houses, with a focus on Amsterdam and other major cities.
• Holland2Stay: Provides modern and fully furnished studios and apartments in multiple Dutch cities, catering to both short- and long-term stays.
• Wooove: Specializes in online rental solutions, offering a range of services for tenants and property owners.
• Home of Orange: Focuses on renting and managing homes, providing personalized services to tenants and landlords.

Subscription services

• RentSlam: A paid service that sends curated rental offers from multiple sites to your email, streamlining the search process.

Tips for securing a rental property

• Act fast: As soon as you see a listing that interests you, contact the agent or landlord immediately. Popular listings often receive numerous applications within hours.
• Be proactive during viewings:
  • Arrive on time and show enthusiasm.
  • If there are multiple candidates, express your interest on the spot.
  • Obtain the agent’s contact details and send your complete application package promptly.
• Negotiate if necessary:
  • If the property is in high demand, consider offering more than the listed rent (within your budget). Adding €50–€300 to your offer might make a difference.
  • Avoid exceeding your budget unnecessarily. Ensure you can handle the long-term costs.
• Read the contract carefully: Pay special attention to:
  • Termination clauses: Check how much notice you need to give before moving out.
  • Maintenance responsibilities: Understand what repairs you’re responsible for versus the landlord.
  • Additional fees: Some contracts include costs for services like cleaning or internet, which may not be obvious.
• Patience is key: The process between viewing a property and signing a contract can take 1–2 weeks. Keep applying and attending viewings in the meantime.

Other useful resources

• Expat rental services: If the process feels overwhelming, consider using specialized expat agencies like Verra Expat Services or Plaza.
• Community groups: Join Facebook groups for expats in the Netherlands. They often have listings shared by other expats who are moving out.
• Student housing: If you’re a student, explore options through HousingAnywhere or university accommodation offices.

Final thoughts

Renting a home in the Netherlands as a newcomer can be competitive and stressful, but with preparation and persistence, it’s manageable. Start by gathering the required documents, exploring multiple platforms, and acting quickly when opportunities arise. By following these tips and utilizing trusted resources, you’ll increase your chances of finding a comfortable home that suits your needs. Good luck with your search!