Housing

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General information, not legal advice. For a dispute, the Huurcommissie and the Juridisch Loket can help.

1. 1. Search the big sites

   Most rentals and homes for sale are listed on Pararius (rentals, in English) and Funda (sale and rent). Set alerts and reply fast.

   Pararius ↗ · Funda ↗
2. 2. Check the rent with the points system

   Every home has a points score (woningwaarderingsstelsel). Up to 143 points is social rent, 144 to 186 is mid-rent (both have a maximum rent), and 187+ is the free sector. Use the Huurcommissie's free Huurprijscheck.

   Huurcommissie · Wet betaalbare huur voor huurders ↗ · Huurcommissie · Huurprijscheck ↗
3. 3. Read the contract before you pay

   Since 1 July 2024 new tenants normally get a permanent contract; temporary ones are only allowed in specific cases. Deposit is at most 2 months' basic rent, and you never pay agency fees if the agent works for the landlord.

   Rijksoverheid · Mag mijn verhuurder mij een tijdelijk huurcontract aanbieden? ↗ · Rijksoverheid · Rental deposit (waarborgsom) ↗ · Rijksoverheid · Wet goed verhuurderschap (tenant leaflet, PDF) ↗
4. 4. Register at your new address

   Once you have the keys, register the address with your gemeente. You need a real address to register.

   Rijksoverheid · Wanneer moet ik mij in de BRP laten inschrijven? ↗ · RvIG · Als je in Nederland wilt komen wonen (don't buy an address) ↗

Key facts

Affordable Rent Act

Wet betaalbare huur, in force since 1 July 2024: mid-rent homes (144–186 points) now have a maximum rent Rijksoverheid · Wet betaalbare huur in force from 1 July 2024 ↗ · Huurcommissie · Wet betaalbare huur voor huurders ↗

Contracts

Permanent by default since 1 July 2024; temporary only in exceptions (e.g. students) Rijksoverheid · Mag mijn verhuurder mij een tijdelijk huurcontract aanbieden? ↗

Deposit (borg)

Max 2 months' basic rent for contracts from 1 July 2023 Rijksoverheid · Rental deposit (waarborgsom) ↗

Agency fees

Not payable by you if the agent works for the landlord Rijksoverheid · Wet goed verhuurderschap (tenant leaflet, PDF) ↗

Points check

Landlords must include a points calculation in new contracts since 1 Jan 2025 Huurcommissie · Wet betaalbare huur voor huurders ↗ · Rijksoverheid · Wet betaalbare huur in force from 1 July 2024 ↗

Buying: transfer tax

2%, or 0% for buyers aged 18–34 (under 35) on a home up to €555,000 (2026) that they live in Rijksoverheid · Transfer tax exemption for starters ↗ · Belastingdienst · 2% transfer tax rate ↗

Bookmark these

• Pararius ↗

  Rentals across the Netherlands, in English.

• Funda ↗

  The main site for homes for sale, plus many rentals.

• Huurcommissie · Huurprijscheck ↗

  The Huurcommissie's free Huurprijscheck: count the points and see the maximum rent.

• Huurcommissie ↗

  The Huurcommissie settles disputes about rent, repairs and service costs.

• Rijksoverheid · Mag mijn verhuurder mij een tijdelijk huurcontract aanbieden? ↗

  When a landlord may still offer a temporary contract.

• Rijksoverheid · Rental deposit (waarborgsom) ↗

  Deposit rules and how to get it back.

• Fraudehelpdesk · Woonplek gevonden? Check voordat je huurt! ↗

  Fraudehelpdesk: check before you rent, and what to do if you've been scammed.

• Rijksoverheid · Huis kopen ↗

  Rijksoverheid on buying a home: mortgages, NHG and transfer tax.

• Kadaster (land registry) ↗

  The Land Registry: ownership and purchase-price information for any property.

• I amsterdam · Housing ↗

  I amsterdam on renting, buying, mortgages and housing rights.

• I amsterdam · Tips on avoiding housing scams in Amsterdam ↗

  How to spot and avoid rental scams.

• I amsterdam · Rental property in Amsterdam ↗

  Renting in Amsterdam: how the market works and what to check.

Common questions

How do I know if my rent is too high?

Count the points with the Huurprijscheck. If your home has 186 points or fewer, there's a maximum rent (for mid-rent, only for contracts signed on or after 1 July 2024). If you can't agree, go to the Huurcommissie. Huurcommissie · Huurprijscheck ↗ · Huurcommissie · Wet betaalbare huur voor huurders ↗

Can my landlord give me a 1-year contract?

Since 1 July 2024 new contracts are permanent unless one of the legal exceptions applies, such as students renting for their studies. Rijksoverheid · Mag mijn verhuurder mij een tijdelijk huurcontract aanbieden? ↗

How much deposit can a landlord ask?

At most 2 months' basic rent (kale huur) for contracts from 1 July 2023. Always get proof of payment. Rijksoverheid · Rental deposit (waarborgsom) ↗

How do I spot a rental scam?

Be wary if someone asks for a deposit, fees or rent before you've seen the home and checked the landlord. Search the landlord's name and website for reviews. Fraudehelpdesk lists the checks. Fraudehelpdesk · Woonplek gevonden? Check voordat je huurt! ↗

I'm buying under 35. Do I pay transfer tax?

In 2026, buyers aged 18 to 34 (under 35) pay no transfer tax on a home up to €555,000 that they'll live in themselves, if they meet the conditions. Otherwise it's 2%. Rijksoverheid · Transfer tax exemption for starters ↗ · Belastingdienst · 2% transfer tax rate ↗

Who checks the legal side of buying?

A notaris handles the transfer and the deed; the Kadaster registers the new owner. KNB (Royal Dutch Association of Civil-law Notaries) ↗ · Kadaster (land registry) ↗