Renting a home in the Netherlands as an expat can be a challenge. The housing market is tight, contracts are often drafted in Dutch, and expats regularly encounter problems such as high deposits, temporary contracts, or even discrimination. Fortunately, expats are entitled to the same tenancy law and tenant protection as Dutch tenants.
The tenancy law lawyers at Arslan Advocaten have extensive experience with expat cases and explain what you as an expat need to be aware of.
Deposit (security deposit) and expats
Expats often pay disproportionately high deposits, sometimes 3 to 6 months' rent. This is usually not permitted. In the Netherlands, a deposit of 1 to 2 months' rent is standard.
✅ The deposit must be returned within 1 month after departure.
✅ The deposit may not be withheld for normal wear and tear.
✅ Expats are entitled to the same deposit conditions as Dutch tenants.
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Service charges: often too high or unjustified
Many expats pay service charges without knowing what they cover. Landlords sometimes charge double costs or items that are not permitted at all.
You are entitled to an annual settlement statement.
Only reasonable and demonstrable costs are permitted.
Overpaid service charges can be reclaimed.
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Temporary rental contracts: pitfalls and rights
Expats often receive a temporary rental contract because they are in the Netherlands for a limited time. However, this carries risks.
A temporary contract only ends if the landlord confirms this in writing.
Without confirmation, the contract automatically continues as an indefinite-term contract.
A high deposit for temporary contracts is usually not permitted.
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Tenant protection for expats
Many expats believe they have no tenant protection. This is incorrect. Expats also cannot simply be evicted from their homes.
Only a court can order an eviction.
Rent and service charges can be assessed by the Rent Tribunal.
Expats have the same protection as Dutch tenants.
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Termination of tenancy or threat of eviction
Landlords often pressure expats to leave voluntarily, sometimes with threats of losing their deposit. This is not permitted.
A landlord must always have a legal ground for termination.
Eviction can only be ordered through the court.
Expats may refuse a termination notice if it is invalid.
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Discrimination in the housing market
Expats are sometimes treated unequally: higher deposits, higher rent, or refusal purely because they are expats. This constitutes discrimination and is prohibited.
Equal rights apply to everyone, regardless of nationality.
Excessive deposits or rent can be legally challenged.
Refusal based on expat status can be considered discrimination.
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Checklist for expats when renting a home
📑 Always request a written (preferably English-language) rental contract.
📉 Do not pay more than 1 to 2 months' deposit.
🧾 Request an annual settlement statement for service charges.
✉️ Ensure that a temporary contract is properly terminated.
⚖️ Consult a tenancy law lawyer in case of disputes.
Frequently Asked Questions (FAQ)
1. Do expats have the same rights as Dutch tenants?
Yes, expats are fully covered by Dutch tenancy law and tenant protection.
2. How much deposit is normal for expats?
1 to 2 months' rent. Anything above that is usually excessive.
3. What if my landlord pressures me to leave?
You do not have to leave. Only a court can order an eviction.
4. Can I prove discrimination?
Yes, for example in cases of unjustifiably high deposits or rent compared to Dutch tenants.
5. Where can I go if my rights are being violated?
To the Rent Tribunal or through a specialized tenancy law lawyer.
Conclusion
Expats in the Netherlands have the same rights as Dutch tenants, but in practice are often disadvantaged regarding deposits, service charges, or rental contracts. Know that you have tenant protection and can take legal action.
The tenancy law lawyers at Arslan Advocaten specialize in expat cases and assist with disputes with landlords, ensuring that you as an expat receive what you are entitled to.