Can I Rent Out My House for One Year in the Netherlands? (2026)
Last updated: October 2026 · Written by Erdal Aydın, founder of Amsterdam Property Renting
Short answer: Yes, but not with an ordinary one-year contract. Since 1 July 2024, a new rental contract in the Netherlands is open-ended by default, even if it says “one year”. To rent out your home for one year and get it back, you need one of the routes the law still allows. For most homeowners that is the diplomatic clause: you lived in the home, you leave it temporarily, and you plan to return. If your home is for sale, a Vacancy Act permit can be an option. In every case, the normal rent rules apply.
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Why “a one-year contract” no longer works on its own
The Fixed Rental Contracts Act (Wet vaste huurcontracten) made open-ended contracts the rule. Fixed-term contracts of up to two years are now only allowed for specific groups, such as students who rent for their studies. If you sign a one-year contract with an ordinary tenant, the tenant can treat it as open-ended, and you can only end it on a ground listed in the law.
That does not mean you cannot rent out for a year. It means you have to pick the right contract before you advertise.
Your options at a glance
| Route | When it fits | What to know |
|---|---|---|
| Diplomatic clause (diplomatenclausule) | You lived in the home, leave temporarily (work, study, a long trip) and plan to move back. | Fixed term agreed in advance; can be extended. You must give notice on time, and your intention to return must be genuine. Read our full guide. |
| Vacancy Act permit (Leegstandwet) | Your home is for sale and stands empty. | Needs a permit from the municipality; for a home for sale it can run up to five years. The lease runs at least six months; you give at least three months’ notice. |
| Fixed-term contract for a specific group | The tenant belongs to a group the law allows, such as a student. | Maximum two years. Strict conditions; check them before you sign. |
| Lodger in your home (hospitaverhuur) | You keep living in the home and rent out a room. | Not for renting out the whole home. Limited protection for the tenant, but specific rules apply. |
| Open-ended contract | You are not sure you will come back, or you are open to renting long term. | The safest choice if you do not plan to return. Ending it later needs a legal ground, such as the sale of the home after the agreed term. |
What most homeowners choose
Most owners who ask us this question are leaving for a job abroad, a study programme or a long stay with family. For them, the diplomatic clause is the natural fit. A common setup is an initial term of 12 months, extended each year if both sides agree, until the owner comes back.
If you already know you will not move back, be honest about it from the start. The diplomatic clause would not protect you, and an open-ended contract with a carefully selected tenant is usually the better plan.
Not sure which contract fits?
We look at your plans, your mortgage and the local rules before you advertise, so you start without surprises.
Before you rent out for a year
- Mortgage: ask your lender for written consent. Many lenders set conditions, such as a fixed end date, a diplomatic clause or a rent at least equal to your mortgage payment.
- Insurance: tell your home and contents insurer that the home will be rented out.
- Local rules: check buy-to-let protection and permits in your municipality. Several cities allow owners who lived in their home to rent it out for a limited period. See our guides for Amsterdam, Amstelveen, Hoofddorp and Almere.
- Rent: calculate the home’s points. The points decide the maximum rent, also for a one-year rental.
- Furnished or not: decide early, as it affects the tenants you will reach and the rent.
- Tax: check how rental income affects your tax return, especially if you move abroad.
- Fines: mistakes with rent, deposit or permits can be costly. See landlord fines in 2026.
How we help
Amsterdam Property Renting has rented out and managed more than 1,000 homes across the Netherlands since 2019, many of them for owners who were away for one or more years. We check which contract fits your plans, build your lender’s conditions into the lease, find a tenant who suits a fixed-term arrangement, and handle check-in, extensions and notice dates while you are away.
Rent out your home for a year, the right way
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Renting out for one year: frequently asked questions
Can I rent out my house for one year and then move back in?
Yes, with a diplomatic clause, if you lived in the home and genuinely plan to return. You agree the term in advance and give notice on time before the end date.
Is a one-year rental contract still legal?
Only for specific groups, such as students, and for at most two years. With an ordinary tenant, a one-year contract now counts as open-ended.
Can I rent out my house for one year while it is for sale?
Possibly, with a Vacancy Act permit from the municipality. The lease runs at least six months, and you give at least three months’ notice.
Can I rent out my house for six months?
The same routes apply. A short term is possible with a diplomatic clause, but finding a good tenant is easier with a term of at least a year.
What if I decide to stay abroad longer?
With a diplomatic clause, you can extend the lease before the end date if the tenant agrees, or rent the home out again to a new tenant. If you decide not to return at all, talk to us about switching to a regular lease.
This page gives general information, not legal advice. Rules change and every situation is different; check yours with us or a legal adviser before you sign.
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