Frequently Asked Questions

FAQ

Question and answer

Answers to the questions we hear most from tenants, expats, companies and landlords about renting in Amsterdam. Updated for the rules in force in October 2026.

Finding and applying for a rental home · Costs, deposit and fees · Rental contracts · Rent price and rent increases · Ending your tenancy · Living in your rental home · Companies and expats · For landlords

Finding and applying for a rental home

Most homes are offered on the large portals and through rental agents. Demand is high, so decide on your budget, area and move-in date before you start, have your documents ready and respond quickly. You can browse our current rentals, register as a tenant so we can send you homes that fit, or read our step-by-step guide on how to rent a house in Amsterdam.

It depends on your budget, the areas you want and how flexible your move-in date is. Tenants who are flexible on area and have their documents ready usually find a home much faster. We reply to every registration within one working day and tell you honestly how realistic your search is.

There is no legal income requirement, but most landlords ask for a gross monthly income of about three to four times the monthly rent. The exact requirement is set by the landlord and should be clear before you apply. If your own income is too low, a guarantor can often help.

Usually a valid passport or ID card, your employment contract or an employer’s statement, and your most recent payslips. Self-employed tenants often show a recent annual statement or tax return. Students usually provide proof of enrolment and documents from a guarantor. Have digital copies ready so you can apply the same day.

Yes. Many of our tenants are expats who have just arrived. A signed employment contract with a Dutch employer is often enough, even before your first Dutch payslip. Some landlords may ask for a larger deposit or a guarantor if your income history in the Netherlands is short, but the deposit can never be more than two months’ basic rent.

Yes. Most landlords ask students for a guarantor, usually a parent, who earns enough to cover the rent. Some homes are only let to students on a temporary student contract. See Register as a Tenant to tell us what you are looking for.

A guarantor is someone, often a parent, who signs a statement that they will pay the rent if you cannot. Landlords usually ask the guarantor for an ID and proof of income. Ask beforehand whether the landlord accepts a guarantor who lives outside the Netherlands.

Yes, and we recommend it. We arrange the viewing and one of our agents is present to show you the home and answer your questions. Never transfer money for a home you have not seen or for a viewing.

Since the Good Landlordship Act (Wet goed verhuurderschap) took effect on 1 July 2023, landlords must set clear selection criteria, publish them with the listing and apply them to everyone in the same way, for example a minimum income. If you are not chosen, you can ask why. Selecting or refusing tenants on the basis of nationality, origin, gender, religion or other protected grounds is not allowed.

Be careful if the rent is far below the market, if the “landlord” is abroad and cannot show you the home, if you are asked to pay a deposit or rent before a viewing or contract, or if you are pressured to decide immediately. Always check who you are dealing with, view the home in person and only pay after you have a signed contract.

Costs, deposit and fees

Registering with us is free. For homes we let on behalf of a landlord, Dutch law does not allow us to charge you mediation costs, and we don’t. If you hire us separately to search the wider market for you, we agree any fee with you in writing before we start.

Only when the agent works for you, for example when you hire them to search for a home. An agent who offers a home on behalf of the landlord may not charge you mediation, administration or contract costs, whatever they are called. If you paid such costs, you can claim them back from the agent, usually up to five years after payment. Start with a registered letter. The Juridisch Loket can help you with the next steps.

For contracts signed from 1 July 2023, the deposit can be at most two months’ basic rent. Service costs, such as energy or furniture, are not included in that calculation.

Within 14 days after the end of the tenancy. If the landlord deducts costs, for example for damage or unpaid rent, they must pay back the rest within 30 days and explain the deductions in writing.

Usually the first month’s rent and the deposit, paid before you receive the keys. On a home we let for a landlord you do not pay us any mediation costs. Our guide How to Rent a House in Amsterdam explains every step.

Service costs are charges on top of the basic rent for things the landlord provides, such as energy, water, internet, furniture, cleaning of shared areas or a caretaker. They must be listed separately in the contract. Each year the landlord must send you a statement of the actual costs, no later than six months after the end of the calendar year, and settle any difference.

It depends on the home. In unfurnished homes you usually arrange energy, water and internet yourself. In furnished homes they are often included as service costs. The listing and the contract should state clearly what is and isn’t included.

It is strongly recommended. The landlord’s insurance covers the building, not your belongings or damage you cause. A contents insurance (inboedelverzekering) and a personal liability insurance (aansprakelijkheidsverzekering) are inexpensive and protect you if something goes wrong.

Rental contracts

Since 1 July 2024 the standard is a contract for an indefinite period. Temporary contracts are only allowed for specific groups. Other options are the diplomatic clause, for an owner who will return to the home, and temporary rental under the Vacancy Act (Leegstandwet) with a municipal permit. Read more on our page about types of rental agreements.

Only in specific situations set by law, for example students who move to another city for their studies, tenants who need to live elsewhere temporarily because of work or renovation, or people going through a divorce who want to live near their children. A temporary contract lasts at most two years. Extending it turns it into a contract for an indefinite period.

A diplomatic clause lets an owner who lives abroad temporarily rent out their own home and move back in later. The contract states how long the owner expects to be away, and the owner can end the tenancy when they return, with proper notice. As a tenant you can usually only leave early if the contract allows it or the landlord agrees, so check this clause before you sign. See our guide to the diplomatic clause.

Yes. Dutch law does not require a rental contract to be in Dutch, and we offer contracts in Dutch or English. Make sure you understand every clause before you sign.

Yes. Many companies rent homes for their employees on a company lease, with the company as the tenant and the invoice in the company’s name. See corporate housing in Amsterdam.

At least the rent, any service costs listed separately, the deposit, the start date and the notice period. Since 1 July 2023 a rental contract must be in writing, and since 1 January 2025 the landlord must give you a written points calculation (puntentelling) with every new contract, also for free-sector homes. The landlord must also give you written information on, among other things, the deposit, who is responsible for repairs, where you can go with complaints and how to contact them.

An unfurnished home (kaal) usually comes without floor covering or curtains. An upholstered home (gestoffeerd) has floors and curtains, and often lighting. A furnished home (gemeubileerd) also has furniture and often kitchen equipment. Always check the inventory list before you sign.

You may not sublet the whole home without your landlord’s permission. Most contracts also forbid renting out rooms. Always ask your landlord in writing first. Subletting without permission can be a reason to end your contract.

Rent price and rent increases

Through the housing valuation system (woningwaarderingsstelsel, WWS). A home gets points for its size, energy label, kitchen, bathroom, outdoor space and WOZ value. The number of points determines whether the home is social, mid-rent or free-sector, and what the maximum rent is.

In 2026, homes with 144 to 186 points are mid-rent homes, with a maximum basic rent of €1,228.07 per month. Homes with 187 points or more are in the free sector, where the landlord and tenant agree the rent. Homes with 143 points or fewer are social rent homes.

For social and mid-rent homes, yes. In Amsterdam you need a housing permit (huisvestingsvergunning) from the municipality to rent a social or mid-rent home, and income limits apply. You apply for it yourself. Free-sector homes do not need a housing permit. Ask the landlord or agent which category the home falls into before you apply.

Use the rent check (huurprijscheck) on the website of the Rent Tribunal (Huurcommissie). If you think the starting rent of a social or mid-rent home is too high, you can ask the Huurcommissie to assess it, in most cases within six months of the start of your contract.

Once every twelve months. Most landlords increase the rent on 1 July. The landlord must inform you in writing in advance.

For increases in 2026 the maximum is 4.4% in the free sector and 6.1% for mid-rent homes. For social rent homes the maximum is 4.1% from 1 July 2026, with some exceptions for very low rents and higher incomes. The contract can set a lower increase, but never a higher one than the legal maximum.

Report defects to your landlord in writing first and ask for repair, usually within six weeks. If serious defects are not repaired, tenants of social and mid-rent homes can ask the Huurcommissie for a temporary rent reduction. In the free sector this goes through the court. Do not simply stop paying rent, as that can put your tenancy at risk.

Ending your tenancy

Give your landlord written notice, preferably by registered letter, or by e-mail if the landlord confirms receipt. Your notice period is the same as your payment period, so one month if you pay rent monthly, and never more than three months. Check your contract for the date by which your notice must arrive.

Only on grounds set out in law, such as urgent own use, a diplomatic clause, serious nuisance or rent arrears. The landlord must give notice by registered letter or bailiff, with a notice period of three months plus one month for every year you have lived there, up to six months. If you don’t agree, the landlord has to go to court.

On a temporary contract, yes: you can leave early with the normal notice period, usually one month. With a diplomatic clause you can usually only leave early if the contract allows it or the landlord agrees in writing.

You and the landlord or agent walk through the home and compare it with the check-in report and photos. Normal wear and tear is not your cost. Damage beyond that, missing items or cleaning costs can be deducted from the deposit, with a written explanation.

Your contract continues. Under Dutch law “sale does not break the lease” (koop breekt geen huur), so the new owner becomes your landlord on the same terms.

Living in your rental home

In most homes, yes. If you will live in the Netherlands for more than four months, you must register with the municipality (BRP) within five days of arrival. You need the registration for your BSN, which you need for your salary, bank account and health insurance. Check before signing that registration at the address is possible.

The landlord is responsible for major repairs and maintenance, such as the roof, central heating and plumbing. The tenant takes care of small, everyday repairs, such as replacing light bulbs and tap washers, and bleeding and topping up the heating.

Report it to your landlord or managing agent straight away, preferably in writing with photos. In an emergency, such as a water leak, first limit the damage, then call. If you smell gas, open windows, don’t use switches or open flames, leave the home and call the national gas and electricity emergency number 0800-9009. In case of fire or immediate danger, call 112.

In Amsterdam, up to two adults may share a home without a municipal permit. With three or more adults, the landlord needs a conversion permit (omzettingsvergunning) from the City of Amsterdam. Always check with the landlord before someone moves in.

It depends on your contract and, in an apartment building, on the house rules of the owners’ association (VvE). Ask before you sign and get permission in writing.

Small changes that can easily be undone when you leave, such as hanging pictures or painting in neutral colours, are usually fine. For larger changes, such as replacing the kitchen or removing a wall, you need written permission from the landlord. You may have to undo changes when you leave.

Not without your landlord’s written permission, and most contracts forbid it. In Amsterdam, holiday rental also requires a registration number and a permit, there is a yearly limit on the number of nights, and it is not allowed at all in some areas. Fines for illegal holiday rental are high.

Companies and expats

Yes. We help companies house international employees in Amsterdam and the surrounding area, including company leases with the company as tenant. See corporate housing in Amsterdam.

The 30% ruling lets your employer pay up to 30% of your salary tax-free, which increases your net income. In 2026 the percentage is 30%; from 1 January 2027 it is 27%. Your employer applies for it. Landlords usually look at your gross income, so the ruling mainly gives you more room in your monthly budget.

Zuid, De Pijp, Oud-West, the canal belt and Oost are popular for their location and amenities, while Nieuw-West, Noord and Amstelveen often offer more space for the same budget. Our Amsterdam area guides compare every district.

For landlords

Only if the home has 187 points or more under the points system. Since the Affordable Rent Act (Wet betaalbare huur) took effect on 1 July 2024, homes with 144 to 186 points fall under the mid-rent rules with a maximum rent. We calculate the points for you before you rent out. See rent out your apartment in Amsterdam.

In Amsterdam, up to two adults may share a home without a permit. With three or more adults you need a conversion permit (omzettingsvergunning) from the municipality, and there are limits per building and per area. Check before you start. Our landlord guide explains the rules.