Amsterdam is a hospitable city. The City of Amsterdam is keen to create leeway for residents looking to occasionally rent out their own property to city visitors. However, such practices are only permitted if the guidelines are followed to ensure that holiday rental is conducted safely and honestly without causing nuisance. People renting out their properties that fail to adhere to the regulations run the risk of receiving hefty fines, retrospective tourist tax claims or even having to vacate their home.
Holiday rental regulations
Holiday rental is only permitted if the person renting out their property complies with the following regulations:
- Only the principal occupier is permitted to rent out the property
- Only occasional rental is permitted (a maximum of 60 days each year)
- Tourist tax has to be paid
- Permission must be obtained from the landlord or owner-occupiers’ association
- The property has to comply with fire safety regulations
- The property is rented to a maximum of four people at any one time
- The rental should not result in any nuisance.
You are only permitted to rent out a property if you are the principal occupier and are registered as such in the municipal personal records database.
Renting out your home a few times a year during, for example, your own holiday is naturally an entirely different prospect than commercially renting out your property. Commercial rental of your home is not permitted. You will be deemed to be involved in commercial activity if you rent out your property for more than 60 days each year. Renting out part of your home for longer than 60 days (hence on a commercial basis) is only permitted if you are running a bed & breakfast. View the regulations relating to the bed & breakfast industry (in Dutch).
As is the case with other accommodation providers, you will be required to pay tourist tax on your income from holiday rental. Check the City of Amsterdam Tax Department website (in Dutch) for more information and the tourist tax registration form. More information about declaring your earnings is available on the Dutch Inland Revenue website (in Dutch).
Holiday rental is only permitted if you own your property or if you have obtained permission from the landlord. Homeowners who are part of an owner-occupiers’ association are advised to seek permission from the association in advance. It is worthwhile reaching agreements regarding the holiday rental beforehand in order to avoid conflicts at a later stage.
Housing corporations do not allow the subletting of properties and take a firm line against people violating their rental agreements as such. The City of Amsterdam works closely with housing corporations to enforce the regulations. Failure to adhere to the regulations can result in you having to vacate your home.
To ensure the safety of your guests and neighbours, your property must comply with all applicable fire safety regulations. Check the Amsterdam-Amstelland fire brigade website (in Dutch) for more information about taking fire safety measures.
You are not permitted to rent out your property to more than four guests at any one time.
Guests staying in your property should not cause any form of nuisance to others living in the area. As principal occupier, you are to a certain extent responsible for the behaviour of your guests. It is important to be critical of who you agree to rent your house out to. Making agreements with your guests in advance is advisable in order to avoid them causing nuisance to your neighbours. Inform the neighbours beforehand so that they are fully aware of the situation. Remember to leave a contact telephone number so that you (or someone acting on your behalf) can take action where necessary.
If you are the victim of nuisance caused by holiday rental or suspect that a property is being used illegally as a hotel or guesthouse, report it using the online form (in Dutch) or call 14 020, the city’s central information number.