Local Dutch councils say that charges shouldn't be excessive and in some cases set limits. While, not surprisingly, estate agents argue that it is up to them to decide.

But a good rule of thumb appears to be "Don't ask, don't tell" if you want a smoother ride finding a Dutch home.

Just off the boat

You've probably heard from the guy down the pub that it's easy to find rental accommodation without using an estate agent. In theory this is possible — if you have a telephone and are prepared for early arthritis in your dialling fingers, a good pair of walking shoes and don't mind blisters on blisters, knowledge of the local tram network, and/or can afford a few hundred euros in taxi fares.

A map would be useful, as would an idea of where you want to live. But the most important prerequisite is time. Like a few things in the Netherlands that may work in theory, they don't always work in practice.

As a result, you probably need to call in the professionals — who usually rank just above lawyers and journalists in terms of the esteem in which they are held by the public — real estate agents; and they come at a cost.

What you get from the professionals

What you actually get from any makelaar varies widely in terms of service. A good bet is to go to one that is a member of the Nederlandse Verenigung van Makelaars (NVM). Some agents will phone you every day while others will show you one apartment, and if you aren't interested you will be quickly and quietly dropped from their client list.

While some agents may be just after your money, others can be helpful and give you insight into a particular neighbourhood.

The estate agent will also do all the negotiating for you and provide a translated contract (although the Dutch version will be the main legal document) of what you can expect from the landlord and in return what is expected from you.

The cost, according to the market

The NVM, the private-body estate agents' association, insists that its members can charge what they want commission-wise for finding rental accommodation.

At the moment, most agencies charge one month's rent but in the private rental market, particularly in the Amsterdam-Utrecht-Rotterdam (Randstad) triangle, commissions could be pushed higher if warranted by market conditions, the NVM says.

"There is not a law on the matter. I've worked in the public sector at the housing department and I certainly don't know of anything," said NVM spokesman Jan Goeijenbier.

"I think the market makes charging a month's rent possible - maybe one and half months' is too much. It's all about the market and what is on offer and what is on demand. It isn't a closed shop and there wasn't an industry agreement to charge one month,' he added.

The secret is to know exactly how much commission you are going to be charged before your makelaar does any work for you and therefore avoid any tears once the process is completed.

The cost, according to the state

Amsterdam's Huurcommissie, the local rental commission, says the commission limit is two months' rent.

"The maximum is two months' rent," an official said. "But if you have agreed to pay more, so be it. We wouldn't take any action," the official added.

In Rotterdam, the commission charge has to be "reasonable" an official from that city's Huurcommissie said, defining unreasonable as two months' rent. If more than one month's rent is charged in Rotterdam, you are allowed to go to the council after you have signed the contract for your new apartment and Rotterdam will try and win back some of the commission.

In Utrecht, the Huurcommissie said it is up to the NVM.

Don't panic - this isn't a problem

Fortunately, this legal grey area isn't a problem while estate agents charge only one month's rent. However, there could be plenty of problems in the event, albeit unlikely, that there is a general movement by makelaars to hike commission rates.

"It might increase if the market gets tight. But it might decrease if the market gets easier, although that is unlikely, particularly in the Randstad triangle," NVM's Goeijenbier said.

The best bet is to agree with the estate agent how much you are willing to pay. Usually it is a month's rent, but who is to say that an extra incentive won't go amiss, particularly if you want first pick of that airy loft apartment over a gracht or dream house in Amstelveen.

And as far as the local council regulations are concerned maybe "Don't ask. Don't tell" is the best policy.

Useful numbers

The Huurcommissie or rental commissions give out free advice on rental matters. Although they speak English, the initial directory instructions are in Dutch. As a short cut push 0 to talk to someone in Amsterdam, 0,4,1 in Rotterdam and 3,3 in Utrecht.

Amsterdam Huurcommissie 020 623 5156
(09.30am-12pm Tuesday, Wednesday, Thursday)

Utrecht Huurcommissie 030 233 8633
(2-4pm Monday, Wednesday, Friday)

Rotterdam Huurcommissie 010 411 9250
(2-4pm Tuesday, Wednesday, Thursday)

Nederlandse Vereniging van Makelaars 030 608 5185
(Dutch association of estate agents)

July 2002

Subject: Real estate agents