Expats coming to the Netherlands to work or study almost always have to rent a property. This usually involves a security deposit. Unfortunately, expats often encounter problems: from excessive deposits to unjustified deductions and even discrimination.
The rental law lawyers at Arslan Advocaten have extensive experience with expat cases. We explain your rights, what to watch for and how to get your deposit back.
Why expats are vulnerable on the Dutch rental market
Expats often face:
Unfamiliarity with the rules – in the Netherlands, 1 to 2 months' deposit is customary.
Language barrier – contracts are often drafted in Dutch.
Temporary contracts – expats often rent for short periods and have less negotiating power.
Distance upon departure – landlords count on expats not taking action from abroad.
This makes expats vulnerable to excessive deposits or unjustified deductions.
How much deposit is normal in the Netherlands?
1 to 2 months' rent is the norm.
3 months or more is often considered excessive.
Courts assess based on reasonableness: more than 2 months' deposit can in many cases be reversed.
Common deposit problems for expats
Excessive deposits – expats sometimes pay 3 to 6 months' rent as deposit.
Non-refund – especially after departure abroad.
Unjustified damage claims – normal wear and tear is presented as damage.
Discrimination – expats must pay a higher deposit than Dutch tenants.
Confusion about last month's rent – some expats think the deposit automatically covers this, which is usually not the case.
Practical examples
An expat in Amsterdam paid 4 months' deposit. The court determined that only 2 months was reasonable.
Expats in The Hague did not get their deposit back due to alleged cleaning costs. This turned out to be unjustified and the deposit was fully refunded.
An expat couple from the US did not receive their deposit back after departure. Through our lawyers, they received their full deposit plus interest.
Checklist for expats when renting a property
Read the rental contract carefully and ask for an English-language version.
Never pay more than 2 months' deposit.
Take photos and videos upon move-in and move-out.
Ask for a final inspection report.
Engage a rental law lawyer for unjustified deductions.
Frequently asked questions (FAQ)
1. May a landlord ask expats for a higher deposit than Dutch tenants?
No, that is discrimination. The deposit must be reasonable and equal.
2. How much deposit is normal in the Netherlands?
1 to 2 months' rent. Anything above is usually excessive.
3. What can I do if I don't get my deposit back after leaving the Netherlands?
You can reclaim your deposit from abroad with the help of a Dutch lawyer.
4. Within how much time must the deposit be refunded?
Usually within 1 month after handover of the property.
5. Can the deposit be used for the last month's rent?
No, unless this is explicitly stated in the contract.
How Arslan Advocaten helps expats
We are one of the few law firms in the Netherlands that combine specialist rental law with experience in expat cases. We help expats with:
Reviewing rental contracts.
Reclaiming deposits, including from abroad.
Challenging excessive or unjustified deposits.
Proceedings against landlords and agents.
Conclusion
Expats are often extra vulnerable when renting a property in the Netherlands. Excessive deposits, unjustified deductions and inequality occur regularly. Fortunately, Dutch law provides protection and you can enforce your rights.
The rental law lawyers at Arslan Advocaten ensure you get your deposit back and are not disadvantaged.