Moving to the Netherlands as an expat: how does the rental market work and which rules apply?

What types of rental housing are there in the Netherlands?

The Dutch rental market has three main segments:

• Social housing — these are homes with a regulated maximum rent based on the Housing Valuation System (WWS). Social housing is intended for households with lower incomes and is almost always allocated through waiting lists.
• Mid-range rental housing (regulated since 1 July 2024) — with the introduction of the Affordable Rent Act, the mid‑range segment has been regulated as of 1 July 2024. Government regulation now applies to homes with up to 186 WWS points, with a maximum rent of €1,157.95 per month. This regulation is expected to lower rents for over 300,000 homes by an average of €190, and return approximately 113,000 homes to the affordable segment (source: Dutch Government / WoON 2024).
• Private rental sector (liberalised rent) — properties scoring above 186 WWS points fall into the private rental sector. Rent prices in this segment are not capped. This is the segment in which Hello Housing specialises and where expats almost always end up, mainly because their income exceeds the thresholds for social and mid‑range housing.

The rules for rental contracts in the private sector also changed on 1 July 2024.

What changed on 1 July 2024 regarding rental contracts?

The Permanent Rental Contracts Act states that, as of 1 July 2024, new tenants must in principle always be offered a contract for an indefinite period. Temporary rental contracts are no longer the standard and are only allowed for specific target groups, such as students studying elsewhere, people in social emergency situations, tenants temporarily relocating due to renovation, parents after divorce, and tenants on the Wadden Islands.

Expats do not fall under the target groups for which temporary contracts are permitted. If a property has a regular residential function, an expat must always be offered a rental contract for an indefinite period.

When is temporary renting still allowed?

Temporary rental is still permitted in three situations:

• Vacancy Act (Leegstandwet) — if the landlord has a permit, for example during a sale process
• Lodging function — such as certain short‑stay apartments
• Interim rental (diplomatic clause) — when the owner temporarily lives abroad and intends to return

Whether a property has a residential function, lodging function, or specific permit can be checked per address via the Environmental Planning Act viewer (Omgevingswet viewer), the municipal zoning plan website, or the municipality’s permit register.

All properties offered by Hello Housing have a residential function and are therefore always rented out with contracts for an indefinite period. When Hello Housing assists an expat with a property outside our own portfolio, we always verify this as standard.

In addition to contract rules, expats must also comply with certain administrative obligations.

Which rules apply specifically to expats moving to the Netherlands?

Expats moving to the Netherlands need to take three key matters into account: registration in the BRP, providing documentation, and — where applicable — the 30% tax ruling.

1. BRP registration (mandatory after four months)

Anyone staying in the Netherlands for longer than four months must register in the Personal Records Database (BRP). BRP registration is required for:

• obtaining a BSN (citizen service number)
• opening a bank account
• arranging health insurance
• paying taxes

Without a BSN, renting a property is often not possible in practice.

2. Documents landlords usually require

Hello Housing finds that landlords typically request the following five documents:

• employer’s statement or employment contract
• recent payslips / proof of income
• copy of passport
• proof of residence status
• sometimes additional identification or a guarantor

Expats searching from abroad often struggle to provide all documents on time and in the correct format. Hello Housing supports both expats and employers in this process via our corporate services.

3. The 30% ruling

Many expats qualify for the Dutch 30% ruling, a tax benefit for certain international employees. While this is not a housing regulation, it is relevant because it helps in three ways:

• it increases net disposable income
• it helps meet landlords’ income requirements
• it improves the chances of being selected for a property

The 30% ruling can therefore make a decisive difference when finding a home in the private rental sector.

What are the most common challenges for expats on the Dutch rental market?

As a specialist in the private rental sector in The Hague and Rotterdam, Hello Housing sees daily that expats often find it difficult to understand the structure of the Dutch rental market and the differences between social housing, mid‑range rental, and the private sector.

At the same time, many landlords are uncertain about the new regulations introduced on 1 July 2024, especially regarding the restriction of temporary rental contracts. This regularly leads to misunderstandings, particularly about when temporary renting is still legally allowed.

In practice, expats often prove to be reliable and flexible tenants, but they usually require additional guidance when submitting documentation. We also see how crucial it is to check the zoning designation of each property, as the residential or lodging function directly determines which type of rental contract can legally be offered.

For both landlords and expats, it is therefore essential that all rental contracts fully comply with current legislation in order to avoid disputes and potential fines. Landlords who work with Hello Housing can rely on this compliance. More information about collaboration can be found on our become a partner page.

How can an expat best prepare for renting in the Netherlands?

The Dutch rental market is complex, and since 1 July 2024 it has become even more regulated. Expats usually rent in the private sector and are advised to familiarise themselves in advance with the Affordable Rent Act, the Permanent Rental Contracts Act, and obligations such as BRP registration. For landlords, it is important to remain fully up to date with current legislation in order to rent out properties correctly and safely.

Hello Housing removes this complexity for both expats and employers. Our expat services cover the entire process: from searching for a suitable property and checking contracts to personal guidance during check‑in and throughout the entire rental period.

View our current listings or contact us to discuss your housing requirements.