Many expats coming to the Netherlands initially rent a property. This can be an apartment, family home or studio. However, the Dutch rental market has strict rules, and landlords do not always play fair. As a result, expats regularly face high rents, unjustified service charges or a deposit that is not returned.
At Arslan Advocaten, we help expats protect their tenant rights and resolve disputes with landlords.
Typical problems for expats when renting
Expats are often less familiar with Dutch rules. Common problems include:
Excessive rent prices: landlords sometimes charge more than is legally permitted.
Non-return of deposit: upon departure, the landlord withholds (part of) the deposit without valid reason.
Unjustified service charges: maintenance, cleaning or energy costs are sometimes incorrectly passed on.
Temporary contracts with unclear terms: expats often sign rental contracts that limit their rights.
Poor condition of the property: defects are not always repaired, despite the landlord's obligation.
Tenant rights in the Netherlands
As an expat, you have the same rights as any tenant in the Netherlands:
Rent price protection: for most properties, a points system determines the maximum allowable rent.
Right to return of deposit: unless there is demonstrable damage.
Protection against unjustified service charges: you may have these assessed by the Rent Tribunal.
Tenant protection: you cannot simply be evicted; termination is only possible on legal grounds.
Practical examples
Example 1: An expat rented an apartment in Amsterdam for €1,500 per month. After assessment by the Rent Tribunal, the maximum rent according to the points system turned out to be only €1,100. The rent was structurally reduced and the overpaid amount was refunded.
Example 2: An expat had to pay a €3,000 deposit. Upon departure, the landlord refused to return it citing alleged normal wear and tear. Through legal intervention, the expat received the full deposit back.
Example 3: An expat paid high monthly service charges for cleaning and energy. After proceedings, it turned out that half of the charges were incorrect and had to be refunded.
Checklist for expats renting a property
Have the rental contract reviewed by a lawyer before signing.
Check whether the rent price is correct via the housing valuation system (points system).
Ask for a clear specification of service charges.
Take photos of the property upon move-in and move-out.
Request an official inspection report upon termination.
Contact a lawyer if the landlord unjustly withholds the deposit.
Why Arslan Advocaten?
Experienced in rental law for expats
Assistance with disputes with landlords and proceedings at the Rent Tribunal
Guidance in multilingual communication with landlords
Practical and swift solutions for rental problems
FAQ about rental law for expats
1. Can a landlord simply increase the rent?
Only within the legal rules. For social housing this is strictly limited; for the private sector different conditions apply.
2. How much deposit may a landlord charge?
Usually one or two months' rent. Anything above that may be unreasonable.
3. What can I do if the landlord does not return the deposit?
You can enforce this legally. Often a formal demand letter or proceedings before the subdistrict court help.
4. Can I terminate a temporary rental contract early?
That depends on the agreements in the contract. A lawyer can assess this.
5. Does engaging Arslan Advocaten cost me money?
In many cases, we can recover (part of) the costs from the landlord.