10 Mistakes Newcomers Make Renting Their First Apartment in the Netherlands

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Netherlands · Renting · Last verified September 20, 2026

The Dutch rental market has rules that can surprise newcomers: a legal cap on deposits for newer contracts, limits on when mediation fees can be charged, a points-based rent system, rules on service costs and a strong presumption in favour of indefinite rental contracts. Knowing these before you sign can prevent expensive problems later.

1. Looking only at the total monthly price instead of the basic rent

In the Netherlands, the distinction between kale huur and additional charges matters. Rent-category rules and the deposit cap are tied to the basic rent, while service costs must be identified separately.

Better move: ask for the basic rent and every additional recurring charge as separate line items before signing.

2. Paying a deposit above the legal cap

For tenancy agreements entered into from 1 July 2023, the maximum security deposit is two months’ basic rent. At the end of the tenancy, the landlord must in principle return the deposit within 14 days. If permitted deductions are made, the remaining amount must be returned within 30 days with a written specification.

Better move: calculate the deposit from the basic rent, pay by traceable method and keep proof of payment.

Before paying a deposit: See our Dutch rental deposits guide for 2026 for the applicable maximum, return deadlines and permitted deductions.

3. Paying mediation or “contract” fees that should not be charged to you

If a letting agent is already working for the landlord and offers the landlord’s property, the agent may not also charge mediation fees to the tenant. Dutch government guidance notes that prohibited mediation fees can appear under labels such as administration, contract or agency fees.

If you independently hire an agent to search for a home outside that agent’s existing landlord listings, you may owe that agent a fee.

Better move: ask who the agent represents and what every fee is for before paying.

4. Assuming the advertised rent must be legally correct

The Netherlands uses the Woningwaarderingsstelsel (WWS) points system to determine maximum rents for regulated housing. For self-contained homes starting in 2026, Government.nl lists social housing at an initial basic rent of €932.93 or less. Midprice housing runs above €932.93 up to €1,228.07 where the points conditions are met.

Better move: use the Huurcommissie Rent Check and the property’s points information instead of assuming the asking price settles the question.

5. Ignoring the property’s WWS points

Since 1 January 2025, landlords entering new rental contracts must include a points calculation so the tenant can see how the maximum rent relates to the home’s quality. The points can affect whether the home falls in a regulated category.

Better move: keep the points calculation with your contract and compare it with the Huurcommissie rent check.

6. Accepting a vague or unwritten rental arrangement

Since 1 July 2023, landlords are required to record rental agreements in writing. The contract should also make the rent, service costs and other key arrangements clear.

Better move: do not rely on chat messages for the core terms of the tenancy.

7. Assuming a temporary contract is normal for every newcomer

Indefinite rental contracts became the norm again on 1 July 2024. Temporary contracts remain possible only in specific situations, including certain defined groups and other statutory exceptions.

Better move: if you are offered a fixed-term contract, check why it is temporary and which legal exception the landlord says applies.

8. Skipping the move-in condition report

Dutch government guidance tells tenants and landlords to record the condition of the home in writing at the start of the tenancy. That starting record matters when deciding whether later damage is new or already existed.

Better move: create a signed starting-condition record and keep dated photos of defects, meter readings and included furniture where relevant.

9. Treating service costs as an unexplained fixed surcharge

Service costs are not simply extra profit for the landlord. Current rules require landlords to charge only permitted/actual service costs and provide an annual overview showing the costs and what the tenant has paid. From 1 January 2027, a new service-cost regime will change and clarify the categories for newly signed contracts, so contracts starting around that date need an extra check.

Better move: understand what is included in service costs and keep the annual statement.

10. Not knowing which repairs belong to the landlord and which belong to the tenant

The Netherlands distinguishes major maintenance from smaller day-to-day repairs. Government guidance gives examples: major work such as exterior painting and replacing a central-heating boiler is generally for the landlord, while certain small maintenance tasks are for the tenant.

Better move: report defects in writing and check the official maintenance-cost division before paying for a repair that may not be yours.

Official sources checked

• Government.nl — Step-by-step plan for tenants
• Rijksoverheid — Stappenplan voor huurders
• Rijksoverheid — Security deposits
• Rijksoverheid — Mediation fees
• Rijksoverheid — Maximum rent and WWS points
• Rijksoverheid — Indefinite rental contracts
• Rijksoverheid — Maintenance responsibilities
• Huurcommissie — Service-cost rules from 1 January 2027

Verification date: September 20, 2026. National rental rules apply alongside municipality-specific requirements such as local rental permits in some areas. Check your municipality when local rules may affect the property.

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