Renting in the Netherlands

Fair rent for all in the Netherlands

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Housing law expert Guido Zijlstra offers an easy guide to Dutch accommodation laws and gives advice on how to get your rent reduced in the Netherlands.

At one time or another, all residents of Dutch cities – especially expats – will have been involved in heated discussions about the seemingly impossible task of finding reasonable and affordable accommodation. For some, the solution is to buy their own apartment, but at the housing market’s current inflated price levels, this option isn’t viable for all. For students, short-term residents and those on average salaries or below, to rent is the only option. As a member of Amsterdam Wijksteunpunt Wonen (District Housing Support Group) and manager of his own legal office, Guido Zijlstra advises tenants on a daily basis about their rights and entitlements. He provides some invaluable guidelines for expats.

Expats often tend to compare rental prices in the Netherlands with those in their home countries. They consider a monthly rent of EUR 800, or more, for a two- or three-room apartment in the city ‘reasonable’ and are not aware that their Dutch neighbours probably pay no more than EUR 300. This is why all the housing rental agencies love expats so much: they are ignorant of the local laws and some of them think that those laws only apply to locals or to apartments that belong to the city council.

Tenants’ rights

As a tenant in the Netherlands, you are protected by the law in several ways. First of all, once you agree to rent an apartment (either verbally or through a written contract), this agreement can only be terminated by the tenant; not by the landlord, except in extreme circumstances--such as failure to pay the rent--in which case, the landlord must start a court case against the tenant. A contract that states ‘temporary’ or ‘one-year lease’ does not automatically end after the expiry date. A temporary contract is only allowed in very rare and specific situations. So if you think you have a temporary contract, you most likely don’t!

A tenant should also know that the landlord cannot simply charge what he likes for an apartment. Every apartment has a maximum rent, which is calculated using a points system. Every square metre and all the facilities in the apartment score points, and the total number of points equates to a certain maximum rent. If you are living in Amsterdam you can ask a huurteam (via to visit your apartment and perform the calculation at no cost.

If you pay more than the maximum rent according to this points system, you are entitled to have your rent reduced by the Huurcommissie. This is like a civil court that deals solely with housing rental cases. It is very easy to start a re-evaluation process and the costs for a process are only EUR 25.

There are only two situations in which your rent cannot be reduced. The first is if your apartment has more than 141 points. In that case the apartment belongs to the ‘free sector’ and the rent is not controlled by the points system--however, there are still rules that apply to the service charges and these can still be reduced.  Also, if you pay more than EUR 652 a month kale huur (flat rent) and you have paid that amount for more than six months, you cannot reduce the rent further. In such cases, the law considers that the protection it has offered for six months is not required. So, always start a process within the first six months of the contract.

The exception to the rule is all-inclusive rents, for which you can start a process at any time.

Taking on the agencies

Many apartments that are rented out to expats are found via agencies. Some of these agencies will try  to make you pay as much as possible, because they normally receive one month’s rent as a fee. This is illegal. Recently the highest civil court in the country decided that agencies must work in tenants’ interests.

This means that if you pay too much and you have rented the apartment through an agency, you can start a process against the agency. I know of one tenant who successfully sued the agency for not informing her about the rental laws. The agency not only had to pay back her fee, but also had to compensate her for financial damages. The agency and the tenant came to an agreement shortly after the court decision.

Photo © Michele Carloni -
Additional rental costs

On top of the basic rent, many tenants pay additional costs that are not covered by the basic rent. Such costs, often indicated as ‘service costs’, can include furniture, fixtures plus gas, water, electricity or other services. These costs are also strictly regulated in the Netherlands, even if the apartment belongs to the ‘free sector’. Many tenants are not aware of this and therefore get overcharged for these items.

Service costs are legally considered as advance payments. This means that at the end of the year these advance payments should be balanced with the actual costs. For instance, tenants can only be charged annually a maximum of 20 percent of the purchase price of furniture. Furthermore, tenants only need to pay this amount for goods which are not older than  five years.  For goods over five years, the maximum charge is 20 percent of their second-hand value.

At the end of each year, the landlord must provide an annual final calculation of the service costs. This should include an itemised list of the actual costs and the advance payments made by the tenant. Every item, such as electricity, gas, furnishings and cleaning services must be clearly listed. Costs and payments are then balanced and the tenant should receive back any excessive costs that he or she has paid over the year.

If the property owner doesn’t provide such an annual final calculation (or provides one that the tenants don't agree with), the tenant can go to the Huurcommissie (or the district court if the apartment belongs to the free sector) to have the service costs lowered to the right amount and have any excess costs refunded.

Many expats that I have spoken to consider using the system to get their rent reduced unfairly, and in doing so obviously don't understand the Dutch politics behind the legislation. Rental prices in the Netherlands are regulated precisely because the authorities do not want the inner city of cities like Amsterdam and the surrounding area to be turned into 'yuppie' zones – even more than they already have already become – ratherlike what has happened in London, Paris or New York. If the rental system had been liberalised, as the government proposed around two years ago, most locals would have already left the inner cities, and the apartments of popular areas would have been rented out solely to expats, who are willing to spend half, or more, of their income on rent. The Netherlands' rental laws are intended to keep cities and their inhabitants diverse, lively, colourful and cosmopolitan. Surely these are exactly the reasons why most expats chose the Netherlands as their new home in the first place!

So, consider your circumstances and, if possible, get your rent reduced. It's your duty as a resident and it makes perfect economical sense.

What tenants need to know

  • There is no such thing as a temporary contract (except in very rare and/or particular circumstances).
  • Only a tenant (not a landlord) can terminate a contract (except in very rare and/or particular circumstances).
  • Anyone can start a process at the Huurcommissie, for just EUR 25.
  • Make sure you start a process within the first six months of your rental contract.
  • Try to get your rent reduced, if possible – it’s your duty to the city.


By Guido Zijlstra

Expatica Ask the Expert

For further information visit or post your question on our Ask-the-expert section under the Rental category.



Photos credit: Michele Carloni


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44 Comments To This Article

  • Andrea posted:

    on 5th April 2017, 00:38:26 - Reply

    Yeah, we all know your "luxury" apartments! 1x1mt bedroom, shitty combi oven, bathroom without windows, not enough closets for the dresses, mice and furniture from the '50s!
  • Oguz posted:

    on 12th March 2017, 22:12:45 - Reply

    Hi Daniel, I am facing a similar situation and the agency wants me to pay 250 euros because they have arranged everything for me. I signed the application form, but not the contract yet. How did your situation result?
  • Pablo posted:

    on 15th December 2016, 15:31:04 - Reply

    Hey Caro, did you have luck getting your money back?
  • amsterdamer posted:

    on 29th October 2016, 01:09:13 - Reply

    Not true that landlords could not advertize their properties. Go to and do it for free. Tenants though need to pay small fee to contact the landlords. That's how we rented our place many times.
  • Caro posted:

    on 9th October 2016, 13:53:44 - Reply

    Has anyone had any luck in claiming back their rental signing fees? I am about to start the process with my letting agency was just wondering what the success rate of this process has been? I plan on sending one of the pre-written Dutch letters available online but was wondering if agents tend to actually respond to these or do people normally need to start a legal procedure against them. Any tips for getting them to actually pay up?

    [Moderator's note: You can also post questions on our Ask the Expert free service.]

  • June posted:

    on 5th October 2016, 17:49:05 - Reply

    titolotti, we are also encountering issue with Jacqueline... Could you maybe contact me?
  • panos posted:

    on 12th September 2016, 17:07:42 - Reply

    Hi, i am also an expat, and I have suffered from unreasonable rents, mafia makelaars and greedy landlords. Some people in the Netherlands think that their income should come from the salaries of the expats. So, fortunately there is huurcomissie which is protecting the renters from paying unreasonably high rents.
    There are arguments that the point system is unfair etc. I dont know how unfair it is, but since it is a law of the country, everybody should be encouraged to use his right for a reduced rent. Dont be terrorized by greedy makelaars and owners (cause im sure you will). They just want to pay their mortgage with your salary.

    [Moderator's note: You can also post questions on our forums or Ask the Expert service.]

  • titolotti posted:

    on 6th September 2016, 11:11:28 - Reply

    Beware of EHR rental agency and especially of Jacqueline Koole from EHR Rotterdam. She didn't pay my deposit back though no damages have been recorded on the check-out protocol. She doesn't answer any communication and her phone number is not available. She is just a scammer and known for ripping of expats. Thus, I'm taking legal actions cause this fraud cannot go unpunished. And watch out for the appartment at BERGSINGEL 222A-1, Rotterdam. As the owner of the flat cooperates with Koole he is another scammer. So he was paid two rents upfront but then he was calling and trying to fool me that he didn%u2019t get the money and it must be paid again. But when there were some problems in the appartment he has never picked up the phone nor answered an email. Of course when you will be renting this flat they will assure you that this horrible odor from the toilet spreading throughout the flat will be somehow repaired but it won't, it will continue and get even worse and no one will show up to do this.
  • SEO posted:

    on 31st August 2016, 20:36:42 - Reply

    My house contract was over last July and on the last day of July, we had a house examination and key exchange. At that time, the landlord said to me that he would return my deposit one week later but it wasn't still transferred yet (even one month already passed!) I tried to contact him several times personally but he avoided my calls and email. I also contacted the housing agency but they didn't help me on this matter. What should I do to be given my deposit? Is there any official organization which I need to contact or legal agency? Please give me your advice if you know any solution. (


    [Moderator's note: You can also post questions on our Ask the Expert free service.]

  • Jess posted:

    on 1st September 2016, 11:52:02 - Reply


    I've recently rented an apartment in Utrecht (July 1) - due to some last minute work things I did not arrive until mid-August. When I arrived the furniture was broken, the carpet was stained and still in places, the clean new fridge in the photos had been replaced by a dirty old one with broken shelves and none of the kitchen items were there. My initial conversations with the agent included language like 'all you have to do is bring your personal belongings' as well as the initial contract included listing a washing machine and television (it was brought to my attention this may not be the case through implication 'there is a laundromat 3 doors over').

    Over the past few weeks my hot water has gone out and most importantly - the bathroom exploded.

    Other tenants in the building said this is an ongoing problem.

    I'm not sure what to do at this point. I've spent a substantial part of my savings on the realators fees and deposits. Additionally the lack of furniture & house supplies resulted in additional expected expenses. In other words I don't have the means to do it again.

    My ideal outcome is to find another place as I have no faith the landlord will resolve the problem, only put another bandaid on it.

    I considered negotiating a reduction in rent and just showering at the gym but there are other uses for the bathroom and I need to do dishes.

    What are my rights as a tenant? I gather from these posts a landlord would need to take legal proceedings to remove me, however can I bring legal proceedings against him for not providing adequate housing?

    Thoughts? Suggestions?

    [Moderator's note: You can also post questions on our Ask the Expert free service.]

  • Daniel posted:

    on 17th June 2016, 15:49:08 - Reply

    Hi, I signed a tenancy agreement a couple of weeks ago for the 1st of September, and meanwhile, I found another apartment which is more convenient for me;
    Is there any legal way to cancel the agreement I signed a couple of weeks ago ? Thanks for the answers

    [Moderator's note: You can also post questions on our Ask the Expert free service.]

  • jamesrod214 posted:

    on 17th December 2015, 00:52:18 - Reply

    I think that the law that only a tenant can terminate the contract, not that landlord, is great! I feel like we should adopt that policy in the U.S. There have been a lot of times in my life where the landlord has treated me unfairly. Thanks for the information, there are a lot of good ideas here.
  • Macy posted:

    on 21st July 2015, 22:46:04 - Reply

    To me it seems like huur team , I doublet they are protecting anybody except their own pocket. I just bought an apartment and just the mortgage is 800 euro and then service cost 150 euro,taxes, repairs, gas and electra so guys do your math if landlord is really making the money, some reform in makelaar business is needed like they should have I dependant agent doing checking and checkout like in UK, works lot better, I have a friend who rents out always has to do lot of repair when tenants leave, makelaar being in the middle never does any checking properly, they stay neutral, renters also get the same problem.

  • Diana posted:

    on 21st December 2014, 14:17:45 - Reply

    Oh boy, you need to listen to this..
    My neighbour owner rented out a brand new 'de-luxe' place (around 80m2, built 5y ago in middle of down town with all sorts of 'extra facilities') and this immigrant couple earning an enormous salary AND getting it almost taxfree (30% ruling from tax man), well these immigrants thought they could bring the landlord in front of the Fair rent commission to try lower rent from 1500eur to well, i suppose they would rather have it be somthing like 300eur,right.

    The commission listened to their case and dismissed these immigrants because OBVIOUSLY a de-luxe house is NOT a social/public house with "controlled rent" which is eligible for lowered rent level!

    And what did the landlord do? well, he basically told them the rent will go up by 25% next year (he -can- do it, because after all, the house did not fall in the social/public housing sector, so rents are NOT controlled). So now, these immigrants have to go find another place, and I wish them good luck, cs they will never find one as cheap as 1500 with furniture in it. The nerve to come settle in NL and then try to suck the NL system empty, just makes me vomit - good thing the de-luxe homes are protected! [Edited by moderator]

  • Cris posted:

    on 31st July 2014, 17:19:11 - Reply

    Is it any rule in the Netherlands regarding the language in that the contract for renting the house is to be done? This because it is difficult to understand a contract in a language you are not familiar with and it is impossible to sign something you do not understand. The idea is that I would like making a contract in English with the agency, getting that my Dutch level isn't so good and I am searching for a Dutch rule/regulation in this respect.
  • Tushar posted:

    on 16th July 2014, 19:34:17 - Reply

    Please advise the laws or the court from where we can take help while taking accommodation on rent in Rotterdam city.
  • manu .. posted:

    on 25th April 2014, 10:41:18 - Reply

    Same was with room heating, I was told house has double glazing but the front door
  • mpatil posted:

    on 25th April 2014, 10:38:51 - Reply

    adding section which was trimmed ....
    Same was with room heating, I was told house has double glazing but the front door
  • Manu posted:

    on 25th April 2014, 10:35:58 - Reply

    [Note from the moderator: You may wish to join our community for local advice: or try our Ask the Expert service:] Hi, I need some guidance please. I've taken a rented flat in Hilversum from sept ’13 and now when I want to leave the landlord is being very unfair and asking me to change things which are not even damaged by me. To give example the kitchen cabinet has got some marks by my daughter. Which I accept and would be fine to settle for the damage (entire work should not cost more than 300 Euros – material, Labour charges etc) but the owner has given me a quotation of 1100 Euros and in that he has included new stainless Steel sink, Drainage and waste disposal costs, 3 times material cost (compared to the same material cost when I checked in Gamma) etc. Same is the case for other few items including labour cost. The apartment is more than 10-12 years old. Owner himself had purchased old one a few years back. The entire flat has lot of patch work and almost every item in the flat is just to serve purpose (not great quality I mean). Rent is also more, when I moved in and got aquianted with people I realised that, but since I had accepted the rent didn’t have a choice. Later on I realised quite a few problems but there was no help e.g I had asked for flat with Parking, but I realised there are not enough slots in the parking compared to number of cars in the apartment and its subject to availability each day. When asked the owner he simply responded (quotes from his email) ‘Parking problem has always been an issue. I can do nothing about it. We have unfortunately too little parking place. Who arrives first has a parking place. I had the same problem’. Same was with room heating, I was told house has double glazing but the front door
  • natascha posted:

    on 9th January 2014, 14:25:34 - Reply

    Its so much worst then what you read on these comments.
    I am a landlord, and whenever I post my owned properties on advertizing websites for a fixed marketing fee, in order to help tenants find me -without- involving a broker/makelaar (so i am actually trying to help tenants save the broker fee money!!) you know what happens next?
    After listing the place, I get a call or email from the advertizing site saying: well, we are taking your advertizing offline, because the makelaars of amsterdam have trouble with your listing on our site, and if we don't do as they say, they will stop listing their properties as makelaars (=brokers) which means we will lose out on a LOT of advertizing income. Sorry mate, but your listing is gona have to go. Then they continued explaining: The makelaars dislike the fact that you are renting out directly as a landlord (in other words they want to force every landlord to use a makelaar), and they hate the fact you list your property for a price without adding a makelaar fee of 1 month commission, because it makes the Makelaar listing look ridiculously expensive (makelaars ask the extra 1mth 'fee').
    Ok, so now can anybody tell me just HOW is a landlord supposed to list his places if the Amsterdam makelaar maffia keep threatening advertizing websites? These makelaars maffia even invented some sort of 'rental permit' which you are supposed to have applied for and told the agency ' if your property investor doesn't have that Permit, means he operates illegally'. But that is so untrue!!! the permit CAN'T even be applied for as an owner or properties. The Amsterdam gemeente only introduced this 'permit' in order to rein in the makelaars, since they are not the final owner (and could list non-existent properties). It is now 2014, the Gemeente already abolished the Permit-for-makelaars entirely (airbnb also didn't need to get one either), but makelaars still lie to tenants telling them 'if you rent from the owner,then make sure you check he has a 'permit' because otherwise it is illegal' . Amsterdam makelaars are simply liars and maffia. They can't get any other job, so they try to scoop money from small time landlords by barring access to all advertizing channels :(
  • Daniel posted:

    on 18th December 2013, 10:45:46 - Reply

    I am struggling to get a house in Eindhoven because I don't want to pay 1,2 rents to the agent. They say they can't do anything about it and I refuse to pay it. There is nothing done on their part that justifies this abusive fee. I would pay like 150/200 for their time, but this is ridiculous.
  • elisabeth posted:

    on 14th September 2013, 12:00:24 - Reply

    [Edited by moderator. Please post (elaborate) questions on Ask the Expert or on our Forums. If you have questions for the Expatica staff, please contact us directly.]
  • jins posted:

    on 11th September 2013, 11:07:53 - Reply

    [Edited by moderator. Please post (elaborate) questions on Ask the Expert or on our Forums. If you have questions for the Expatica staff, please contact us directly.]
  • Jens posted:

    on 11th May 2013, 11:37:28 - Reply

    I took a place, paid a fortune on 'commission' for the broker to put me in touch with the landlord/owner. Yes, it's true that landlords don't post their places directly online - but that's because the websites are owned by brokers, and brokers do not allow any owner to put his house on it, if that owner doesn't first agree to let the broker charge the tenant for the 1-2months worth of rent as a additional commission (on top of the normal rent to pay). Most owners can't mount a website for just 1 property - so there you go, that's why tenants are stuck and keep facing greedy broker 'makelaars' ! It's a stupid system. Many housing lawyers offer services by taking out a subsidy (paid by the government, and thus our high taxes). [Edited by moderator] JoJo, I used one like that once. He promised the world to me, like lowering my rent and so on. Then, when we actually started the trial, since I was on my half year rental contract which was going to end in 2 months, the landlord got annoyed with me and ended my contract - or rather, he decided not to extend it anymore. It was my first rent contract with him, he apparently had the right to chose not extend it. So, I ended up looking again for a new place, and yep, again had to pay 'makelaars commission'. At the trial, I also lost big time, because my salary was over 33k, and so the landlord was allowed to increase rent back in July (halfway my term) and the place turned out to be assessed as a non-social one, meaning i actually underpaid!. Looking back, it wasn't worth the hassle of having to move house, and paying the second makelaar.
  • JoJo posted:

    on 7th March 2013, 22:54:53 - Reply

    Just wondering over the integrity of this article's author. The content of the article seem well reasoned and logical, but there are some attacks on the author among the comments. Has anyone here actually hired Guido for anything and actually talked to the guy?
  • Marian posted:

    on 31st January 2013, 22:01:04 - Reply

    Freedom doesn't mean only gay marines and access to drugs....

    There is also economical freedom. But ppl seems to forgot.

  • Kaz posted:

    on 26th November 2012, 22:39:02 - Reply

    [Edited by moderator. Please post (elaborate) questions on Ask the Expert or on our Forums. If you have questions for the Expatica staff, please contact us directly.]
  • Pavel Melnik posted:

    on 16th September 2012, 22:48:40 - Reply

    I have found a job after 2 trips to Holland which was already a big investment. However to find any house or apartment for me and my family is impossible. There is NO a single landlord out there who would advertise his property directly. Why bother if the agencies will do this service for him basically for free. Who will pay them? the stupido poor tenant who is desperate to find some "woning". The AGENCY FEE of 1,2x monthly rent is what they are living from. Why the landlords who get money are not the ones to pay the agencies? Why I have to make initial costs of more than 3 times a normal rent from which more than one third goes into garbage (= the pockets of agencies)? They have oftentimes other blabla fees like service and administration fees as if printing of the contract paper would cost 150 Euro VAT. This basically makes Netherlands a country inaccessible to not rich professionals who would like to make Holland their new home. You cannot simply find a job there directly either, most of companies want to hire through Uitzenbureau (Employment agencies) which again suck money on every hour that you work for the employer. Why is that so great system? Because they can get rid of you so easily. And the contractual conditions of the temp agencies are horrible. You get sick your contract is terminated. You have no paid public holidays, only after you accumulate some "reservations" for your holidays. The period under temporary agencies can be for you indefinite, if you are lucky then "only" 4.5 years. Then you mercifully get a steady contract. You want to work in Holland? Then if you get only job through these Uitzend tempjerks then you will not qualify for any house or reasonable apartment. Why? Well some of the realtor agencies have it right in their factsheets: Temporary contract does not qualify, only "indefinite contracts". Regarding the qualifies income - you MUST have at least 4 times as big salary as the property monthly rent is!!! You have lower paycheck ... sorry go elsewhere. Basically although I got a job in Holland by going door to door to those Temp agencies, I cannot get any appropriate size apartment for my 3-4 member family. I simply qualify only for some little student room or studio somewhere in old dark parts of the city. So all my time and trips to Holland are wasted, I cannot get any place for rent. And I don't have that "spare change" of 1.19x monthly rent to feed some agency. So thank you Netherlands, you agencies controlled country for this experience. For me you will remain as "Never-lands".
  • Lisa Rosas posted:

    on 29th July 2012, 09:18:38 - Reply

    I just moved to the Netherlands and have begun looking at apartments. So, I looked at one and the agent told me that if I liked it I needed to make an offer asap because it was in high demand. I sent her the documents the next day but wasn't sure if I was going to get it because they also didn't want a student living there and asked for 6 months rent in advance. I told her that I wasn't sure if I could get the 6 months rent to her that and that I would have to ask my loaner for an advance. I continued to look at apartments that week and found another one late Friday. When I got home after I had received an email from the agent sending me offer details but it was lacking some price information, which I asked her about and she never responded. I wasn't going to sign anything until I knew the exact details and price. I sent her an email on Saturday stating that I no longer wanted the apartment and thanked her. She then told me they can take legal actions against me if no one else rents the apartment. Is that true? I stated in an email that I was happy to have the offer accepted, but when I read the details carefully I didn't like them. Did I make a legally binding decision? I feel like she is fearing me into renting. However, I am not too sure about Dutch renting. It sounds like from this article that I have the right to terminate when I want. Please help.
  • nicky posted:

    on 10th February 2012, 13:43:16 - Reply

    Apologies: The example of 200.000 eur house at 2pct, should have read 4pct, as 2pct is the cost after tax rebate, since tax will roughly save an owner half of his total interest charges of say 4pct average since year 2000 to date .
    When an owner rents out this house, the full interest cost becomes 4pct again. Therefore the monthly charge is double roughly 800eur. This excludes any maintenance costs (usually mandatory and due with all owners together for the 'building"s upkeeping and elevator costs, fixing lobby lights etc), such are at the least around 100eur p mth (and conveniently, do not, or at best very marginally, get factored in the 'points system') . Also, the owner -usually often being Dutch or long time resident-, will have -not- cut the "line" of 20y wait for social housing(unlike his fellow worker expats who would cut the line by forcing a landlord to 'socially rent' to them even after agreeing a much higher cost covering rent), which is precisely why this owner would have ended up buying a 200.000euro house, to try reduce his monthly burden, rather than pay a non social rent house of some 800eur p mth. In other words, what we face here is the shameless abuse of a points system that is meant for the poor having waited 20y in line AND having the necessary House permits from city hall (per 2012 these permits are mandatory for all rents up to 640eur). Instead, (often)affluent immigrants, not having waited 20y , chose to bypass the line, occupy a home, then turn around with a request for a rent reduction (no longer possible per 1oct2011 in downtown homes due to new 'added points for city homes') and then on top of that, they would even break the municipality law by not obtaining the obligated 'House Permit'. Saying this as both a Dutch and canadian immigrant, Its simply outrageous that this was even allowed to happen.

    Good for the landlords, that they now have that new points system allowing them to charge the interest cost burden of a low interest rate mortgage cost cheap house, at the least.
  • nicky posted:

    on 10th February 2012, 13:17:33 - Reply

    The "points system" makes (or actually made (!) since that system is now abolished per 1oct'11) a house of roughly 75m2 rental value at some 400 euro which -clearly- can never cover any mortgage payments, by which I mean the interest portion alone, so not even (obviously) the capital repayments. An average brandnew and well isolated home of EUR 200.000 in downtown city at 2pct will cost ard 4000 eur p.a. That does not even include getting the place a descent but fairly basic bathroom and kitchen (which are all considered 'included" in the points system). There is an option to charge depreciation over 10y (!!!) for things like a laminat floor or a fridge-but in all honest: who can say they lived to see their fridge for the full 10y?nobody.
    The Dutch points system is unfortunately not a socialist system, but much more a communist system, designed to give not just the poor, but even the very well off citizens a 'right' to argue for getting rent adjusted to 400euro for a home in downtown costing double at the least. A letter was sent once to our Minister Donner urging him to end a situation where an unemployed Dutchafter a long career of 20y work found himself having to rent out his house, just to cover the interest bills of some 800euro p mth.The house could not have been bought any cheaper and was -well- within his means untilll getting unemployed (and no benefits due to ownership of house). He could not sell in recession either unless incurring a major shortfall in repayment of mortgage, so he had to live in with his parents. He rented his place out to an expat earning 4000 nett p mth, ...and then got faced by the rental commission with a request to lower rent to 400eur, thus half his interest costs. Surely: this is as unfair as it can get. Owning a house should at least give one a right to rent out at cost- that is a universal right under the EVRM (european law). Except in communist holland- well, untill 1oct2011, luckily.

    Here is a text, published in HK university, dubbing that Dutch system is far more communist than Bejing's housing ever (!!!) was.

    (Refer to page 1 'introduction' and page 2, under the graph)

    Additionally, no city in the world has 35pct of its housing allocated as social housing while not even 5pct are considered 'needy' citizens.

    I am in favour of the new house rent policy per 1oct 2011, which finally adds a big number of points to any city home, which at last will render the rent amount asked 'reasonable/covering a basic 3pct mortgage interest alone costs'. It was about time. Tons of hardworking Dutch and expats owning a house were being harrassed by adventure seeking 'new' workers from abroad who, rather than waiting in line for 20y for a social house (on the city hall social house list), more than happily tried to rob a home owner from his house by sending 'social' lawyers over to him. These social lawyers, paid by our tax moneys would more than happily show these (sometimes affluent, but opportunistic) newcomers how to cut the line of social housing!
  • Nick posted:

    on 23rd January 2012, 23:16:25 - Reply

    It is apparent that many of you feel you are somehow 'owed' your mortgages back in rental. Your mortgage and what you may rent the house out for can be conisderably different. They are mutually exclusive. If you can't afford to rent it out, don't. And if you're in the situation where you can't afford to sell it either, it would appear you have made a very bad choice at some stage. Why should others pay for it? For a buy to let mortgage in the UK, you will need around a 25-40% deposit - i.e. be in a position to be able to afford another home. Unsure what the requirements are over here, though taking out a 100% mortgage on a second home for an investment doesn't sound paritcularly sensible, especially if you don't know how much you can rent it out for. Market factors will dictate mortgage payments and rental value, and they don't always match favourably and it's not one's 'right' to become a landlord. So don't do it, if you can't afford it. The Dutch system, if anything, will prevent prices being forced up artificially by this kind of ill-advised investing. Smacks of greed a little, also.

  • Phillippa Rutt posted:

    on 20th December 2011, 12:41:22 - Reply

    Reading thsi article sitting in London where i rent my apartment and pay nearly £2000 per month for a 2 bed flat BEFORE taxes/bills....there is no limitation for landlords here, no comission or points system....just a lack of decent affordable housing and an economy that has pretty much removed any possibility of ownership from the option pile...i wish there was a system like this in the UK, i agree that the landlord needs to make money from any investment, and perhaps the points system need to be based more on the cost of property, its location and standard of interior but taking into consideration taxes etc so that its fair to both parties - it might be a flawed system but its more an "ironing out the creases" than abolishing altogether surely?
  • Eva posted:

    on 8th October 2011, 17:27:37 - Reply

    This article forgets to mention that the point system is unfair, many homeowners pay much more than what they can legally rent out their apartment for in mortgage, this means that when you have your rent reduced you can become an expense rather than a bit of extra money for them. (I've seen this happen and it's not pretty) This means that many people are afraid to rent out their houses, which in turn is really bad for the market. I think agreeing to a price only to 'fuck someone over' is really wrong. Oh and dutch people don't pay 300 in rent, they pay just as much as expats if they can't sit around 8 years for social housing.
  • roger posted:

    on 5th October 2011, 19:12:32 - Reply

    Dear All,

    As of 1 October 2011, it will no longer be possible to REDUCE rents on small houses!!!

    I put this in a couple of threads, but havent had any replies yet what the implications could be for us expats?
    Municipatility told me that even Mr Zijlstra can't do a thing, as the law overrules everything and keeps the high rent to stay high (meaning it can never be disputed ever again?!)
    read this:

    a link to Perfect Housing saying law passed, effectively making any house enabled to rent at (ridiculous) high rent:
  • TheGoodGuys posted:

    on 20th September 2011, 03:09:33 - Reply

    It's unfortunate Mr Zijlstra chooses to generalize rather than describe the situation with an open mind. His comments are harmful and incite hatred towards agents and landlords. I wonder who he speaks on behalf of with such comments. Is it the WSWonen's, Huurcommissie and local Gemeente's policy to have preconceived views on all persons within this line of work?
    Much of his article is built up from opinion by what looks like a way for him to unsettle tenants and to receive more clients. Check his website here for an overview of his hourly rate:
  • andy72

    on 5th August 2011, 08:41:23 - Reply

    Please think a bit more carefully about the implications of this than our dear friend Dhr Zijlstra appears to have done. It is sensible that whilst purchasing a house in the Netherlands to consider if you will ever want to rent out your appartment (pretty common if your an expat living in a city appartment) and check your points. Anything above around 80m2-90m2 should be close I think if you've got a bathroom, full kitchen and most mod-cons etc. I think the law is in place to try and protect lower to middle level landlords or sitting tenats from people who sub-let their already 'subsidised' appartments or even rooms within those appartments to unsuspecting tenants and make money/salary (Alicia's comment) out if it. This is always against the rental agreement and illegal effectively. Loads of (Dutch) people do this in Amsterdam.
    I think it is nonsense of Dhr Zijlstra to suggest that the local government want to make sure no Yuppies move in and displace poor people. Everything the Amsterdam Stadsdeel is doing is about improving areas and removing squats etc. Look at all the improvements planned for Oost, Damrak, Noord - they want it tidied up, bringing in more tax revenue (WOZ) and more tourists. The existing cultural mix of Amsterdam is protected by the law yes but it doesn't impede the free market sector and never has done.
  • maroula_d posted:

    on 30th June 2011, 12:13:16 - Reply

    Completely agree with the majority of the comments above. I am an expat in Amsterdam for 5 years and own an appartment that according to the laws of supply and demand (Economics basics) would worth a minimum of 1,000 euro rent in the market. My morgage and tax payments are approximately the same amount per month, but according to the huurcommissie I have to rent it out for no more than 500 euro if I ever need to move back home or go abroad for another asignment. I find it very interesting that the Dutch goverment is sure to increase my WOZ value every year so that I pay more and more taxes, but when it comes to renting my house out, that WOZ value that they are so keen to check all the time, suddenly has no say. I have to say that the socialist model seems to work in some areas of Dutch society, but being socialist is protecting and supporting the whole society, and that includes home owners. Somehow we have mixed socialism with hardcore communism, mannipulated by kapitalist interests. Way to go Holland!
  • Dorit posted:

    on 5th June 2011, 15:47:00 - Reply

    friend of mine who is Dutch told me that he works with huur team and people like Gido and they hate landlords and their attitude is to get them persecuted, they are promoting hatered between landlord and renter and not a healthy relation,I am a expat myself and do not mind paying good rent.
  • Ad posted:

    on 30th May 2011, 19:58:22 - Reply

    We are entering in a new era where we have to think for ourself to find out what is right and what is not right and stand up to any injustice. This is the time that we did so.
    Dutch renting laws are the worst in whole of europe, they only support big Organisations
  • Natasha posted:

    on 30th May 2011, 19:49:11 - Reply

    Renters that are getting their fair rent reduced are not following moral code but are opportunist and contributing to bad system to perpetuate.There are 4 types of exchange that exist. one is called criminal exchange where a person wants tohave everything without contributing, second is poor exchange where a person wants to contribute as little as possible and get as much as possible and 3rd is fair exchange where person gives same what he gets as there is 4th type called exchange in abundance where a person give a lot for what he is getting and as a society you can only survive when you follow the last 4th exchange or we will all perish by the hands of fat cats.
  • Rob posted:

    on 30th May 2011, 19:32:47 - Reply

    I agree, This is just an attempt to rid all small landlords. so I would not support such immoral action in the guise of law, when law is against human right it becomes injustice and one must have the guts to say NO. If you do your Math you will see that it is injustice to small landlords who want to invest in renting business.These rich are panicking and influencing the Gov to make crazy punishable law, just look what is happening in US and food industry, people are becoming more awre so very rich(which is 1% only have gone paranoid and accusing the middle class becoming rich. this is all a nasty game to keep us down.
  • compokot posted:

    on 28th May 2011, 13:52:18 - Reply

    i suggest any tenant who is planning to go to huurcommisse for rent reduction should be fair themselves and choose an apartments which are overprices for real which means there is no mortgage paid for it and there was no investments into the apartment ever (i mean it was not renovated and furnished). because otherwise it's not fair at all
  • james posted:

    on 5th May 2011, 13:16:31 - Reply

    The Government want the inner cities to become yuppie zones.This is exactly what the Gemente in amsterdam wants parts of the red light district to become. I have been fighting the Gemente for 25 years about my tenants who work in Horeca but they are young and noisy and have their friends over to stay. ...and I am accused of running a hotel and ordered to pay up to 120,000 euros fine. Re. rental contracts : it is dishonest to make an agreement with a landlord and the next day go to the huurcommissie and try and break that agreement by getting a cheaper rent.That this is part of the system speaks volumes about the dishonesty of the system. [Edited by moderator]