Housing

Steps

Renting

1. Be wary of ads that look too good: visit the home and check the owner's identity before any payment.
2. Read the contract: term (open-ended in principle), rent excluding service charges (kale huur), service charges (servicekosten), notice.
3. Pay the deposit by bank transfer (or against a receipt): at most 2 months' rent excluding service charges.
4. Demand the written information that the landlord must give you: your rights and duties, the terms of the deposit, their contact details, the charges and your municipality's reporting point.
5. Check the rent with the Huurcommissie points calculator if the home falls in the social or mid-range sector.
6. To leave, give your notice in writing (often 1 month, see your contract); a tenant does not have to give a reason. Have a dated and signed move-out report (opleverrapport) drawn up.

Buying

1. Make an offer, then sign the purchase contract (koopovereenkomst).
2. Go to the notary (notaris) for the transfer deed: this is where the buyer pays the transfer tax and the deed costs (kosten koper, for an existing home).
3. Use the 3-day cooling-off period (bedenktijd) after receiving the signed contract: you can withdraw without reason or cost (at least 2 of these days must not be a Saturday, Sunday or public holiday, otherwise one day is added).
4. Declare the main residence to the notary to obtain the 2% rate or the exemption for 18-35 year olds.
5. Think about the NHG (Nationale Hypotheek Garantie): this public guarantee protects you in case of non-payment or residual debt after a forced sale.

Documents

• ID, BSN number (after registration with the municipality).
• Proof of income (employment contract, payslips).
• For a purchase: declaration of main residence (and, for the exemption, declaration as a first-time buyer under 35).

Costs and timelines

• Deposit: 2 months' rent excluding service charges at most (contracts since 1 July 2023; 3 months for older contracts). Returned without interest within 14 days, or within 30 days with a written statement if the landlord keeps sums (arrears, charges, damage, energy performance fee). No administrative fees or normal wear and tear deducted.
• Agency fees: if the landlord uses an agency, they pay it; it cannot charge you in addition (administration, contract or agency fees). If you hire your own agent, you pay them yourself.
• Maximum rent increase in 2026: 4.1% (social housing, from 1 July 2026; 5% until then), 6.1% (middenhuur, since 1 January 2026), 4.4% (free sector), once a year at most.
• Mid-range sector (middenhuur) 2026: homes of 144 to 186 WWS points. For a lease starting in 2026, it is middenhuur if the starting base rent is between €932.93 (limit between social and mid-range housing in 2026) and €1,228.07 per month, or if the home has 144 to 186 points. The free sector starts above €1,228.07 and from 187 points.
• Transfer tax 2026: 2% (main residence); 0% for a buyer under 35 who will live in the home, if its value does not exceed €555,000 (2026), once only in your life; 8% for a second home or a property to let (10.4% in 2025); 10.4% for other properties. The government wants to reduce the 8% rate to 7% from 1 January 2027 (Belastingplan 2027, subject to the vote of both chambers of Parliament).

Common pitfalls

• Paying a 3-month deposit or "administration fees": this is prohibited for recent contracts. You can report it to your municipality's reporting point (meldpunt).
• Accepting a temporary contract outside the exceptions provided (students, renovation…): since 1 July 2024, the lease is in principle open-ended.
• Rent too high for the number of points: the Huurcommissie can have it reduced.
• Discrimination or intimidation by the landlord: prohibited by the 2023 law, can be reported to the municipality.
• Losing the first-time buyer exemption: you must declare to the notary that you will live in the home yourself for a long time. If you let part of it, the exemption does not cover the let part (unless you let only 10% or less); the full conditions are on the Belastingdienst page.

What changes by country of origin

• EU, EEA, Switzerland: same rights as Dutch people to rent and buy; no authorisation specific to foreigners on the pages consulted.
• British nationals (including Scots): same lease and transfer tax rules; registration with the municipality (BRP) requires a right of residence.
• Caribbean Netherlands (Bonaire, Sint Eustatius, Saba): different tax and rental rules, not covered here.