The Amsterdam short stay policy is designed to provide sufficient housing to accommodate (mainly international) employees and to enhance Amsterdam’s appeal as a business location. The presence of short stay residents in the city must not be at the expense of the quality of life in neighbourhoods, nor may it impact the availability of affordable subsidised apartments.
The rules for short stay
Short stay is therefore subject to certain rules. The short stay rental period may not be for less than seven nights, and short stay is only allowed in the privatised rental sector, ensuring the availability of affordable housing for citizens on low incomes. The owner of a property must first secure a permit for short stay rentals. The local city district issues these permits, and the fee is €772 (2012).
Please note: The local city districts temporarily stopped granting new permits at the beginning of 2014. This is because the limit of 10% of the total number of properties in the private housing sector has been exceeded. As such, only newly constructed buildings can apply for a short stay permit in certain districts, such as Zuid.
The City of Amsterdam strictly monitors landlords who provide short stay properties for valid permits, fire prevention and safety measures, the number of overnight stays, nuisances and excesses. Landlords may lose their permits and offenders may face fines of up to €18,500. Nuisances may be reported to the Bureau Zoeklicht hotline.
Amsterdam is in the top five of economically strong European cities. This is good for employment, but competition is fierce. In order to maintain this leading position, the city must continue to promote itself internationally as a welcoming city.
Frequently asked questions
What is Short Stay?
Short stay involves renting out a home on a regular basis for a period from seven nights to six months. The property is rented out over and over for a short period each time. Rental periods of less than seven nights are prohibited, because the property may not be used as a hotel.
Why introduce a Short Stay Policy?
Because the exact definition of 'short stay' was unclear. This led to uncertainty for owners who rented their homes as short stay addresses, and made it difficult for the city to take appropriate action against illegal hotel operations.
The city wants adequate accommodations for business travellers. This enhances the city’s appeal as a good location for international businesses. However, this should not be at the expense of local residents. We must ensure a healthy mix of living and working in neighbourhoods, and quality of life must be maintained. This is why we have devised rules for short stay rentals.
I rent out my own property. Why is the city getting involved in my affairs?
There are rules that govern rental properties. Both the Housing Allocation Act and the Regional Housing Regulations apply. Short stay involves the conversion of residential properties. This requires a permit from the municipality.
Why is there a minimum of seven nights?
Houses are not hotels. Because of the housing shortage in Amsterdam, renting available space to tourists is undesirable. The lower limit of seven nights ensures that short stay apartments are unsuitable for genuine tourists.
Why are permits only possible for properties in the private housing market?
Cheap apartments with rent under €710.68 must remain available for households on lower incomes.
How do I know if my property is in the private rental market?
That depends on the number of housing evaluation points it has. The general guideline is that houses smaller than 70 square metres have in all likelihood not been privatised. You can find more information on this system on the website of the National Government (in Dutch).
Where can I apply for a permit?
The local city districts temporarily stopped granting new permits at the beginning of 2014. This is because the limit of 10% of the total number of properties in the private housing sector has been exceeded. As such, only newly constructed buildings can apply for a short stay permit in certain districts, such as in Zuid.
How much does a permit cost? The permit fee is €772 (2012 rate).
What other expenses are involved? Short stay is subject to tourist tax. The landlord must pay 5.5% tourist tax over the entire short stay rental amount.
Don’t short stay renters have an unfair advantage over Amsterdam house hunters? Aren’t there enough hotels for the tourists? Short stay travellers are often business people staying in the city for a slightly longer time than the average tourist. This is why they may prefer to live in an apartment with more amenities than a hotel room. Short stay is only allowed in the privatised housing sector with rents over €710.68. Furthermore, the proportion of short stay properties per district may not exceed 10% of the total number of properties in the private housing sector.
How is short stay different from couch surfing or Bed & Breakfast? These are also forms of temporary accommodation, aren’t they?
This is true, but if a resident temporarily provides his home to another for a short time, then it is not necessarily as a short stay rental. Home exchange during holidays is allowed (‘couch surfing’). If a rental property is involved, then the landlord must give prior approval. Couch surfing is not allowed in social housing. In the case of this type of home exchange, it must be clear the property is not being rented for money on a regular basis for short periods.
'Bed & Breakfast', where the occupant lives in the accommodation but rents out part of it, is also not classified as short stay. Short stay addresses are independent, furnished properties.
A short stay address near me is causing a nuisance. What can I do?
You can report the nuisance to the city by ringing the toll-free number 14 020. You can also fill in a form on the Bureau Zoeklicht website.