Top 10 frequently asked questions by expats about renting a home in the Netherlands

Moving to the Netherlands is an exciting adventure, but it could bring plenty of practical questions. Especially when it comes to finding a good rental home in a competitive housing market. At Hello Housing, we help expats on daily basis in their search for a suitable rental home and we often hear the same questions come up. So, we've listed the 10 most frequently asked questions, with clear answers to help you on your way.

1. What is de difference between social housing, mid-range housing and the private rental sector?

The Dutch rental market is divided into three different segments: social housing, mid-range housing and the private rental sector. Thanks to the 'Affordable rent act' (Wet betaalbare huur), rental homes are assessed based on a point system (Woningwaarderingsstelsel or WWS). This system determines in which category the rental home falls into.

Social housing

Rentals in the social housing segment are meant for those with a lower income. What should you know about social housing?

1. The monthly rent is calculated based on the point system and is capped to €900,07*
2. Income limits apply when renting homes from housing associations. A single-person household may earn a maximum of € 49.669 per year. For a multi-person household the maximum is € 54.847 per year.*
3. Private landlords are not bound to these income caps. Therefor a few affordable homes are still available to those exceeding the income limit.
4. Government rent allowance can be requested online for those renting a social housing home. The height of this support is depending on income, assets and the monthly rent.
5. Expats often earn too much to be able to rent a social housing home.

Mid-range housing

The mid-range housing sector is the most affected segment by recent government changes back in 2024. What are some key pointers about mid-range housing?

1. The monthly rent is also calculated based on the point system. Rent will vary between €900,07 and €1.184,82.*
2. Income limits for mid-range housing are: €67.366 for a single-person household and a maximum of €89.821 for a multi-person household.*
3. The point system: due to changes in the point system back in 2024, many homes that were previously considered a private sector home are now capped to the mid-range segment causing the monthly rent to be capped as well. Many landlords have sold off their properties due to reduced or loss of profits creating a short supply of mid-range rental homes.
4. Expats usually earn too much to qualify for this segment.

Private sector

Private sector housing is the only segment where the monthly rent is not capped. What else should you know about renting a private sector home?

1. The point system determines if a rental home falls under the private sector. A minimum of 186 points is required.*
2. The monthly rent is subject to market demand, location and the quality of the home. Due to high demand and fewer availabilities, the prices have been driven up the past couple of years.
3. Income requirements: To rent a private sector home, there are no maximum income limits. Instead there is a minimum income requirement. Landlords are free to choose what their income requirements are. Often you'll see a minimum gross monthly income of 3 to 4 x the rent.
4. Expats often rent within the private sector segment.

Want to know more? Check the Dutch government's website for details on the rent segments.

1. *These numbers and rates are based on 2025 information.

2. How much security deposit do I need to pay and when will it be refunded?

Landlords may request a deposit of up to two month's basic rent, since 2023 it is no longer allowed to request a higher deposit. At the start of the lease, the condition of the property will be recorded in a so called 'check in report'. If the home is returned clean and undamaged, the deposit should be refunded within 14 days.

In some cases the landlord wants to deduct certain costs from your deposit. Below a quick overview of what may be deducted.

1. Unpaid rent 
2. Service costs
3. Damages to the property made by the tenant
4. Energy costs if usage has been above the amount paid for

When a landlord deducts these costs, they must provide you a written notice. The remainder must be refunded within 30 days and must be backed by a financial breakdown of the deducted costs.

3. What does the rental process look like in the Netherlands?

A typical rental process (for the private sector) goes as follows:

1. Search for a home. Often via Funda, Pararius or an agency.
2. Apply & attend a viewing. Include some personal information in your application to increase your chances of being invited for a viewing.
3. Selection process. If chosen, sent in all the required documents swiftly and completely in one go.
4. Background checks. Landlords often take a few days to view multiple selected applicants.
5. Signing the rental agreement. If you're selected, congratulations! The lease will be drafted and must be signed by both parties.
6. Pay the deposit & first month's rent. Make sure you have paid these before the handover of the keys. If these payments have not been made, the key handover will be postponed until payment has been completed.
7. Key handover. Often includes a walk through with the landlord or agent.
8. Check in report. Documents the home's condition to protect your deposit. Make sure to leave the apartment in good state after the rental period to get your deposit back.

Are you looking for a rental home in the Netherlands? Take a look at our other blog: 5 tips for expats renting their first home in the Netherlands.

4. Can I rent a home without a Dutch employment contract?

Yes you can, however you must be able to prove you have a stable income. Do you have:

1. A foreign employment. Provide pay slips and a signed employment statement. Non-English/Dutch documents may need certified translation.
2. Your own company. The landlord would like to know your if own company is reputable. Provide (at least) 3 years of financial statements; the companies yearly revenue, and a proof of ownership through a Chamber of Commerce extract.
3. Savings or other assets. Provide bank or investment statements to show financial stability.

5. How long does a standard rental contract last in the Netherlands?

Since 2024, open ended contracts have become the standard. The previously used temporarily contracts are mostly prohibited. Open ended contracts protect the tenant from the landlord cancelling the contract. As it is for an indefinite time it is up to the tenant to end the agreement with a one month notice period, which is often 1 calendar month. Some contracts do have a minimum period, for example 1 year, during which early termination isn't allowed.

Temporarily contracts do still exist but may only be used in special cases. Examples are: renovation of the tenants own property and therefor needed somewhere else to stay, relocation for a student due to studies in a different city or in case or a divorce.

6. Can I rent a home without a BSN (citizen service number) or Dutch back account?

Whether you may rent a home without a BSN or Dutch bank account varies a bit depending on the landlord's requirements and your personal situation. EU citizens often have an easier proces than non EU citizens due to the requirement of residence permits. Rules may vary depending on your situation so choosing the right provider is important.

Expats without a BSN or Dutch bank account can often still rent from certain providers like Hello Housing, specializing in housing for internationals.

7. What does a Dutch rental contract include and what to look out for?

Most landlord use quite standardized lease templates, but always read your contract carefully! A good tendency agreement should include at least:

1. Personal details from both the tenant as the landlord
2. Full address of the property leased
3. Rental period and the notice period
4. Monthly rent amount and the deposit
5. Maintenance responsibilities for tenant and landlord
6. Annual rent increase clause, so you know what to expect in the future

Also, make sure to check the clauses for: house or complex rules, utility payments and arrangements and the use of common area's. These are often found in the general terms and conditions.

8. What are my responsibilities as a tenant?

As tenant you are, unless agreed otherwise, responsible for:

1. Daily upkeep, like cleaning and keeping the home waste-free
2. Minor maintenance, like un-blocking drains or changing lightbulbs when needed.
3. Repairs for damages caused by yourself as a tenant.

Are you curious about a full breakdown, including the responsibilities for the landlord? Read our full blog on tenant and landlord responsibilities here.

9. Can I rent a home with friends or colleagues?

Renting a home with friends or colleagues can be a great solution to affordable housing, however, not every home may be shared like that. First of all, a social house is not allowed to be shared with others outside your own family. Looking at private sector housing, the landlord needs a permit to let a home to more than 2 people that are not forming a household/family. Always check with the landlord or agent if house sharing is possible for the home you are interested in renting with your friends or colleagues.

10. May I bring pets to my rental home?

Want to bring your furry friend? Always check with the landlord if the rental is pet friendly. At Hello Housing we always have several pet friendly properties. But as not all landlords accept pets in their rentals, you should always check.

Ready to start your rental journey?

At Hello Housing we specialize in helping expats and international professionals like you. Our fully furnished, all-inclusive apartments offer optimal comfort, convenience and peace of mind. Our rental process is simple and the Hello Housing expert team is here to guide you every step of the way.

Are you curious about our available apartments?

Check our availability here