Short Stay Policy

The Short Stay Policy in brief

1. The basis of the permit system for short stay accommodation is a temporary reallocation of the housing stock as laid down in Art. 30 of the Housing Allocation Act.

2. The definition of the term ‘residential’ in the Amsterdam zoning plan is to be amended by establishing an umbrella zoning plan for each city district. This will bring an end to the current conflict of short stay versus residential zoning. In anticipation of the new umbrella zoning plans, any conflicts that do arise will not be dealt with according to the letter of the law.

3. The owner of the property will apply for a short stay permit, valid for five years. On expiry, this permit may be renewed once without going through the lot-drawing procedure, subject to any changes made to the quotas and distribution of permits.

4. Only rental properties in the deregulated housing market where the rent is above the minimum monthly amount (142 points; as of 1 July 2008, this is equivalent to €631.73) will be eligible to apply for a short stay permit.

5. The minimum period of short stay is one week and the maximum is six months (any period exceeding six months falls into the standard residential category).

6. In any one district, a maximum of 5% of the deregulated housing stock may be allocated for short stay accommodation, except for the central district where the maximum is 15%.

7. A system of drawing lots will be introduced if demand exceeds supply.

8. Properties specifically designated by the Council as short stay accommodation before the end of 2008 will be subject to the transition policy.

9. Houseboats wishing to apply for short stay status will require an exemption under the Local Act on Harbour and Inland Waterways for the purposes of short stay, provided they meet the zoning plan criteria.

10. A compensation fee must be paid to the council’s affordable housing fund (Fonds Woningonttrekking) for reallocating a property listed as part of the city’s residential housing stock.

11. Overnight stays in short stay apartments will be subject to tourist tax.

Frequently asked questions

What is Short Stay?
Short stay is a system of regulated tenancy of residential properties for a period shorter than six months. This means that the property is repeatedly let for a short period of time. Since the property is not intended to be used as a hotel, the minimum period of tenancy is set at one week.

Why introduce a Short Stay Policy?
To clarify the difference between short stay accommodation and residential accommodation. To remove any uncertainty for owners letting their properties as short stay accommodation and to aid the Council’s efforts in cracking down on illegal hotel activities.

I let my own property. Why is this the council’s concern?

There are strict regulations on letting residential property in the Netherlands, both under the Housing Allocation Act and the Amsterdam City Council Housing Regulations. Short Stay accommodation involves reallocating the residential housing stock and requires a permit from the local council.

Why set the minimum period of stay at one week?

Residential properties are not to be used as hotels. Letting available properties to tourists is not advisable due to the acute shortage of accommodation in Amsterdam. A minimum stay of one week will ensure that short stay apartments will be used by the appropriate target group.

Why can you only apply for a permit for properties in the deregulated housing market?

Properties in the regulated housing market need to be kept available for low-income households.

How do I find out if my property is in the deregulated housing market?

This depends on the value assigned to your property by the real estate valuation system in the Netherlands as laid down in the Wet Waardering Onroerende Zaken, WOZ (Valuation of Immovable Property Act). As a rule, properties smaller than 70m2 belong to the regulated housing market. You can find more information on this system on the Netherlands Ministry for Housing, Spatial Planning and the Environment (VROM) website.

Where do I apply for a permit?

From the local council in the district where your property is located.

When can I apply for a permit?

The planned date for submitting the first applications is 1 March 2009.

How much does a permit cost?

Permit fees have yet to be finalized. What has been established, however, is that owners will be expected to pay 1.2% of the WOZ value. This amount will depend on the value of your property. For example: a property with a WOZ value of €300,000 will have to pay €3600. Please note, this will be in addition to the permit fees.

Short stay accommodation will disadvantage those looking for long-term accommodation in Amsterdam. Why can’t tourists stay in hotels?

The Short Stay Policy will protect the affordable housing market against this form of tenancy. Only rental properties in the deregulated housing market (a maximum of 1350 properties) may be used for the purposes of short stay accommodation. Tourists staying in Amsterdam for less than a week – the vast majority stay on average one to two nights – will, therefore, not be entitled to stay in a short stay apartment.