A good agent should be able to tell you about the market, city, price and quality of housing--as well as restrictions that apply to expats, arrange visits for you, negotiate with landlords and provide a contract in English. Make sure they have a good choice of properties on their books.

Essentially there are two sectors:

• Rent-controlled property mainly owned by housing corporations.
•  A much smaller non-regulated free (vrije) sector. This is where most expats will be house-hunting.

Rules and regulations

The Dutch rental system for housing, tenants and agents is intensely regulated but not necessarily reflective of current market conditions. There' is the theory (the ‘points’ system), and the reality (too few rental properties driving up prices).

• Dutch rents are calculated using a  ‘points’ system, woningwaarderingsstelsel, which scores everything from the floor space and heating system to the size of the kitchen sink. See www.vrom.nl for more information on the House Value Rating System.
• The government regulates rents up to EUR 631.73 a month (July 2008) and anything over this price is in the ‘liberalised’ sector (assuming it has the correct points/price ratio).
• Signed the contract but now think you are paying too much? Contact a local huurteam.
•  Some landlords expect your employer to act as a guarantor.
• Generally income and residency conditions for cheaper housing apply, and you need an economic tie to the region.
•  Be cautious of sub-lets when searching solo. You may have problems registering with the GBA and be evicted with little notice.

Costs and contracts

Your rental contract should cover:

•  Status: is the property furnished, semi-furnished or empty? There may be an inventory and/or photos.
• Duration of lease (e.g. one year).
• Notice period.
• Service charges (check “all-in”. What portion is rent?).
•  Utilities (apportioned how?).
• A diplomatic clause if you have to leave suddenly.

Expect to pay one or two months’ rent as deposit, a month in advance to the landlord and a month plus 19 percent tax as commission if you use an agent.


Agent tips from Perfect Housing

• Discuss your needs explicitly.
• Select one, at most two, agencies: “we all talk to each other”.
•  Arrange viewings three weeks before you need to move in, no earlier. Oh, and have vision: “You'll still have to look through the crap of the current tenant strewn randomly throughout every room.”
• Make your mind up. You like the place. You agree terms in writing. You take it.
• Be ready to move quickly.

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