Many expats who come to the Netherlands initially rent a home. This can be an apartment, a family house or a studio. But the Dutch rental market has strict rules, and landlords do not always use them fairly. As a result, expats often face high rents, unjust service costs, or a deposit that is not refunded.
At Arslan Attorneys we help expats to protect their tenant rights and to resolve disputes with landlords.
Typical problems for expats when renting
Expats are often less acquainted with Dutch rules. Common problems are:
Too high rental prices: landlords sometimes ask more than legally allowed.
Non-repayment of the deposit: upon departure, the landlord keeps (a part of) the deposit without good reason.
Unjust service costs: costs for maintenance, cleaning or energy are sometimes calculated incorrectly.
Temporary contracts with unclear conditions: expats often sign rental contracts that limit their rights.
Poor state of the housing: defects are not always remedied, despite the landlord's obligation.
Tenants' rights in the Netherlands
As an expat, you have the same rights as any tenant in the Netherlands:
Rent protection: for most properties, a points system determines what the maximum rent may be.
Right to refund of the deposit: unless there is demonstrable damage.
Protection against unjust service costs: you can have these checked by the Rent Tribunal.
Rent protection: you cannot be simply evicted from the house; termination can only occur with a legal basis.
Examples from practice
Example 1: An expat rented an apartment in Amsterdam for €1.500 per month. Upon review by the Rent Tribunal, the maximum rent according to the points system turned out to be only €1.100. The rent was structurally lowered and the overpaid amount was refunded.
Example 2: An expat had to pay a €3.000 deposit. Upon departure, the landlord refused to return it due to alleged normal usage damage. With legal intervention, the expat got the full deposit back.
Example 3: An expat paid high monthly service costs for cleaning and energy. After a procedure, it turned out that half of the costs were incorrect and had to be refunded.
Checklist for expats renting a home
📄 Have the rental contract checked by a lawyer before you sign.
🏠 Check if the rent is correct using the housing valuation system (points system).
💶 Ask for a clear breakdown of service costs.
📸 Take photos of the property when moving in and out.
📝 Ask for an official delivery report when terminating.
⚖️ Contact a lawyer if the landlord unjustly withholds the deposit.
Why Arslan Attorneys?
Experienced in tenancy law for expats
Help with disputes with landlords and procedures at the Rent Tribunal
Guiding in multilingual communication with landlords
Practical and quick solutions to rental problems