Overview of housing rights

Housing rights for renting

The supply of residential accommodation in Amsterdam fluctuates greatly. At times there is a housing shortage and unfortunately some landlords abuse this. It is therefore important to know your rights and read a tenancy agreement carefully before signing.

Freedom of contract: All kinds of rules can be written into a tenancy agreement but it’s the law (burgerlijk wetboek) that counts, providing you are within the six month period of signing the contract. After six months the contract is binding. WijksteunpuntenWonen is an excellent contact for information relating to tenants and people looking for housing.

The Dutch law has many rules that protect your rights as a tenant. For example, a landlord cannot simply evict you from your home. If you do not reach agreement, only a court can terminate the lease.

House rental tips and advice

• Paying a deposit – it's likely you’ll be asked to pay a month in advance to landlords and a month plus 19% tax as commission to agents (makelaars).

• Expenses (overnamekosten) – if a tenant has made additional improvements (eg carpets) to a property, they make ask for payment if they leave them behind.

• Key fee (sleutelgeld) – charging key fee is illegal. The departing tenant or landlord may ask you for this. Do not pay.

• Disputes over rental price – if you’ve signed a rental agreement but no longer agree with the price based on points, contact Amsterdams Steunpunt Wonen or a representative from Wijksteunpunten Wonen.

• House maintenance – major changes are the remit of landlords but you are responsible for small repairs. Contact VROM for more information.

• Neighbours – if you are having trouble with your neighbours, always contact your landlord first. Otherwise, try: Meldpunt Zorg en Overlast, or Beter Buren.

Problems with a landlord

In the Netherlands there is an independent organisation that deals with, and can rule on, disputes between tenants and landlords: the Rent Tribunal (Dutch site). WijksteunpuntenWonen is another helpful reference, with representatives to work on behalf of tenants.

House buying tips

If you want to buy a house or apartment, seek the advice of an expert. There are many more financial and legal questions to consider than if you rent accommodation. For example, a financial advisor can work out what mortgage is best for you and what it will cost you.

Furthermore, residential accommodation in the Netherlands is almost always sold unfurnished. You therefore have to provide your own furniture. In addition there are the so-called buyer’s costs (kosten koper). These are the costs you incur for things like the services of the estate agent, transfer costs, mortgage costs and transfer duty.

Help as a home owner

If you have a problem as a home owner you can fall back on your legal expenses insurance policy (rechtsbijstandsverzekering). You can also choose to join Vereniging Eigen Huis; an organisation that promotes the interests of home owners. They can give you individual assistance and advice (website in Dutch only).

Contacts

Rental Tribunal (Huurcommissie) Amsterdam area
Website: Rijksoverheid

Vereniging Eigen Huis
Website: VerenigingEigenHuis

More information

Drop by or call Wijksteunpunten Wonen (WSWonen) for free advice on all rental matters.