For many expats, the Dutch rental market is unfamiliar territory. A new country, a foreign language, and a tight housing market mean that expats sometimes quickly sign a contract without fully understanding the consequences. This often leads to problems with the deposit (security deposit) or other tenancy rights.
The tenancy law attorneys at Arslan Advocaten list the most common mistakes and provide tips to avoid them.
1. Accepting an excessively high deposit
Many expats unknowingly pay 3 to 6 months' deposit, while the norm in the Netherlands is 1 to 2 months.
Tip: never accept more than 2 months' deposit unless there is a clear reason, and have this checked legally.
2. Signing a contract without translation
Many tenancy agreements are drafted only in Dutch. Expats sign them without understanding the content, with consequences such as:
automatic annual rent increases,
unreasonable cleaning or repair costs,
a deposit that is difficult or impossible to recover.
Tip: always request an English version or have a lawyer review the contract.
3. Not taking photographs at move-in
Expats often forget to document the condition of the property. As a result, the landlord can later unjustly claim damage and withhold the deposit.
Tip: take photographs and videos at both move-in and move-out.
4. Assuming the deposit automatically covers the last month's rent
Some expats think they do not need to pay the last month's rent because the deposit is intended for that purpose. This is not permitted, unless it is explicitly stated in the contract.
Tip: always pay rent until the end of the contract.
5. Relying on verbal agreements
Expats sometimes rely on verbal promises from landlords or estate agents. For example: "you will definitely get the deposit back."
Tip: record everything in writing and keep all correspondence.
Examples from practice
Expats in The Hague paid 4 months' deposit, of which only half was refunded. With legal assistance, they eventually received the full amount back.
An expat in Amsterdam thought the deposit covered his last month's rent. He received a summons for rent arrears.
An expat couple did not receive their deposit back because the landlord considered the property needed repainting. The court ruled that this constituted normal wear and tear.
Checklist for expats
Read your tenancy agreement thoroughly (preferably also in English).
Take photographs at move-in and move-out.
Never pay more than 2 months' deposit.
Always record agreements in writing.
Consult a tenancy law attorney when in doubt.
Frequently asked questions (FAQ)
1. How much deposit should I pay as an expat?
1 to 2 months' rent. Anything above that is often unreasonable.
2. What can I do if my landlord refuses to return the deposit?
Send a written demand and, if necessary, start proceedings.
3. How do I prove I left the property in good condition?
With photographs, videos, and possibly a final inspection report.
4. Can a lawyer help me from abroad?
Yes, you can authorise us to act on your behalf, even if you have already left the Netherlands.
Conclusion
Expats often make the same mistakes when renting a property in the Netherlands, especially regarding the deposit. By staying alert and seeking legal advice, many problems can be prevented.
The tenancy law attorneys at Arslan Advocaten have extensive experience with expat cases and ensure you receive what you are entitled to.