Many expats rent a home in the Netherlands through a real estate agent or letting agency. Often, in addition to the rent and deposit, they also have to pay extra fees, such as “administration fees”, “contract fees” or even “agency fees”. But note: a large part of these fees is illegal.
The tenancy law lawyers at Arslan Advocaten explain which fees you do and do not have to pay and how you can reclaim wrongly charged fees.
How do letting agencies for expats work?
Expats often need to find housing quickly and hire an agency.
The agency arranges housing and often charges high upfront fees.
Expats often sign and pay without knowing whether these fees are legal.
What fees may an agency charge?
✅ Allowed costs
Rent (base rent and any service charges).
Deposit (normally 1 to 2 months' rent).
Any fee for optional services that you actually requested yourself (for example, translation work).
❌ Prohibited fees
Mediation fees when the agent acts for both the landlord and the tenant.
Administrative fees (such as file fees, contract fees).
Key money or “registration fees”.
Why expats often pay too much
Lack of knowledge – expats do not know the Dutch rules.
Time pressure – due to the tight housing market, expats sign quickly.
Language barrier – contracts are often only in Dutch.
Real-life examples
Expat in Amsterdam: paid € 1.500 in agency fees. The court ruled that these fees were unjustified and had to be refunded.
Expats in The Hague: paid administration and contract fees of € 400. These were reclaimed.
International student in Utrecht: was charged key money. After legal action, this was declared unlawful.
Your rights as an expat
You do not have to pay prohibited fees.
You can reclaim wrongly charged fees up to 5 years later.
Expats have the same protections as Dutch tenants.
Checklist for expats dealing with rental agencies
📑 Always ask for an itemized breakdown of all costs.
📉 Do not pay agency fees if the agency also acts for the landlord.
🧾 Keep invoices and proof of payment.
⚖️ Consult a lawyer to reclaim wrongly charged fees.
Frequently Asked Questions (FAQ)
1. Can an agent charge agency fees to an expat?
No, not if the agent is also acting for the landlord.
2. Are administrative or contract fees allowed?
No, those are almost always prohibited.
3. Can I reclaim wrongly paid fees?
Yes, you can reclaim them, even up to 5 years later.
4. Are expats disadvantaged more often?
Yes, expats often pay too much because they do not know the rules.
Conclusion
Expats often wrongly pay agency fees, administrative fees, or contract fees. These charges are prohibited and can be reclaimed.
The tenancy law attorneys of Arslan Lawyers help expats get their money back and protect them against abuse by brokers and intermediary agencies.