Many expats in the Netherlands are faced with termination of their rental contract. Sometimes the landlord suddenly announces that the home must be left, or even threatens eviction. This is extra stressful for expats: they often do not know the Dutch rules and feel vulnerable.
The tenancy law lawyers of Arslan Advocaten explain what the rules are regarding termination and eviction, and how expats can protect themselves.
Renting as an expat with a temporary employment contract
Many expats wonder whether it is possible to rent a home if they only have a temporary employment contract. Fortunately, the answer is: yes, that is possible. Most landlords will mainly look at income and its stability. If you can prove that you earn enough to pay the monthly rent, you are usually welcome as a tenant, even if your contract is temporary. It may happen that a landlord requests additional security, such as a higher deposit or a guarantee from the employer. Sometimes landlords also want to inspect your employment contract or bank statements. It is therefore wise to collect these documents before you start house hunting.Can a landlord simply terminate a rental contract?
No. In the Netherlands, a landlord cannot simply terminate a rental contract. Expats also have rental protection.
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Indefinite contract: can only be terminated by court and with a legal reason for termination (e.g. urgent personal use or non-payment).
Rental price rules and regulations for expats
As an expat in the Netherlands, you will have to deal with clear rules regarding the rental price. The government has determined the maximum amount a landlord may charge, especially in social housing. For regulated (social) rent, a points system applies—the so-called “home valuation system”—with which the maximum rent is determined based on characteristics such as surface area, facilities and location. Note these points:- Maximum rental price: The rental price may not be determined arbitrarily; the points system provides a ceiling for this.
- Rent increase: Annual rent increases are subject to legal maximum percentages, which usually fluctuate around 2 to 4 percent. You will receive written notice of this in a timely manner.
- Service charges: The landlord must specify these costs precisely. You only pay for services actually provided, such as cleaning of common areas or maintenance of the elevator.
Common problems for expats
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Oral notice
A landlord verbally tells you to leave. This is invalid: cancellation must be in writing. -
Pressure and intimidation
Some expats are pressured to leave voluntarily, often with the threat of losing their deposit. -
Unjustified appeal to temporary contract
Landlords act as if a contract automatically ends, while the rules have not been properly followed. -
Eviction without a judge
Expats sometimes think that a landlord can evict them immediately. This can only be done through the courts.
Maintenance and repairs: who is responsible?
When renting a home in The Netherlands it is useful to know who is actually responsible for maintenance. In most cases, the responsibility for major repairs and deferred maintenance lies with the landlord. Think of a central heating boiler that stops working, leaks or broken windows—you can usually report this directly to the owner. Small chores, such as replacing lamps, refilling the boiler or keeping ventilation grilles clean, often fall under the tenant's duties. Tip: Take clear photos of the home at the start of the rental and note in an inspection report what is already broken or showing wear. This way you avoid endless discussions at the end of the rental contract. And even better: know in advance who exactly to contact if something goes wrong so that you are not faced with any surprises.Practical examples
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Expat in The Hague: was told that he had to leave immediately because the landlord wanted to rent the house to a family member. The judge ruled that this was not a valid reason.
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Expats in Amsterdam: were threatened with eviction if they did not give up the deposit. Thanks to legal assistance, they were able to stay in the home and keep their deposit.
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Student expat in Rotterdam: received a temporary rental agreement that was not properly terminated. As a result, his contract was automatically extended to an indefinite period.
Your rights upon termination or eviction
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A landlord cannot force you to leave voluntarily.
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Only a judge can issue an eviction.
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You are entitled to a reasonable notice period and written communication.
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In the event of unjustified termination, you can refuse the termination.
Checklist for expats upon termination of lease
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✉️ Always demand written notice of cancellation or confirmation.
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📑 Check if there is a legal reason for termination.
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⏱️ Please note the notice period (minimum 1 month).
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⚖️ Consult a rental law lawyer in case of threat of eviction.
- The rental price and any additional costs,
- The duration of the contract,
- The notice period,
- All other important appointments.
Frequently asked questions (FAQ)
1. Can my landlord just throw me out on the street?
No, only the judge can order an eviction.
2. What if my temporary contract has not been terminated?
Then it will automatically extend to an indefinite period.
3. Can my landlord withhold the deposit if I do not leave voluntarily?
No, that is unlawful. Deposit may only be withheld for damage or overdue rent.
4. I am an expat and do not know the rules, do I have fewer rights?
No, expats have the same rights as Dutch tenants.
- Communicate in writing: First, send a formal letter or clear email to your landlord requesting a refund of the deposit. Keep a copy of this for your own records.
- Ask for mediation: If you are unable to reach an agreement, you can contact a mediation organization or ask for legal advice.
- Legal steps: If all else fails, consider hiring a lawyer or filing a complaint with the rent board. Sometimes an official step is necessary to get your rights.
Conclusion
Expats are often put under pressure when their lease is terminated or there is a threat of eviction. Remember that a landlord cannot simply evict you: only a judge can order an eviction.
The tenancy law lawyers of Arslan Advocaten help expats with disputes about termination, deposit and wrongful eviction.