Renting in the Netherlands on DAFT: How to Avoid Getting Played (and Still Get a Lease)
Last reviewed: January 2026
Renting in the Netherlands is not a vibe. It is a process. If you treat it like a process, you get housing. If you treat it like a handshake agreement and hope everyone is fair, you get pushed into expensive, messy decisions.
If you are here on DAFT (or moving as a self-employed founder), the pressure can feel sharper because you do not show up with the standard Dutch payslip package. That does not mean you are doomed. It means you need to show up prepared, fast, and boring.
This article is a practical playbook: what is normal, what is not, what clauses matter, and how to protect yourself with documentation. If you do nothing else, build a clean rental file, insist on written terms, and document move-in and move-out like you are protecting a deposit dispute before it happens.
Scope note: This is practical education, not legal advice. Rules change and local practice varies. Use the official links in the Sources section and get professional help if you are in a dispute.
Related reading: The DAFT Timeline, Your First 6 Months After DAFT, and BRP, BSN, DigiD.
Before we talk tactics: you are not crazy
The Dutch housing market is aggressive. Inventory is tight. Competition is intense. That market pressure creates incentives. In a supply crunch, the system optimizes for speed and price, not for your long-term stability or your learning curve as a newcomer.
I published a research paper on this dynamic, focused on how price premiums form and why internationals are especially vulnerable. The short version is simple: a so-called “international premium” can be driven by supply-side incentives and segmentation (especially furnished supply), not because internationals are uniquely reckless.
Read the paper: Who Really Drives the Price Premium?
One line from the conclusion that captures the point: “Recognizing the landlord driven “foreigner premium” is essential for fair housing policy and avoiding scapegoating.”
Two concrete datapoints discussed and sourced inside that paper: (1) an NVM-reported figure that internationals are disproportionately in the high-rent segment, with 81% paying more than €2,000 per month versus 28% of non-internationals (within the same neighborhoods), and (2) Pararius data showing a structural furnished premium, with fully furnished units averaging €24.11/m² versus €18.56/m² for shell (unfurnished) properties in Q4 2024. Practical takeaway: if you want to avoid the premium, do not let “furnished-only” become your default unless you are using it as a deliberate short bridge.
Your goal is not to win an argument. Your goal is to protect your time, your money, and your residency timeline. That requires a repeatable process you can run calmly, even when the market is chaotic.
What is “normal” here, and what is actually not okay
Some things feel rude because they are different from what you are used to. Other things are red flags because they are not allowed, not standard, or not compatible with a stable DAFT plan. Separating those two categories will save you a lot of stress.
| Normal (even if you hate it) | Not okay, or a real red flag |
|---|---|
| Landlord requests proof you can pay (income, funds, invoices). | Any request to pay money before viewing or before receiving a written contract from a verifiable party. |
| Deposit request (subject to legal caps on new contracts). | Deposit above the legal maximum on new contracts, or unclear deposit return terms. |
| Competition and speed: you need to move fast when you like a place. | Pressure to sign without seeing a contract, or refusal to answer basic questions in writing. |
| Landlord prefers a simple, low-risk tenant profile. | Tenant being charged mediation fees for a property where the makelaar is acting for the landlord (fees relabeled as “admin” or “contract” costs). |
| Some landlords offer furnished or upholstered rentals, usually at a premium. | “No registration” for a lease that is presented as long-term housing. If you need BRP registration, treat this as incompatible. |
Desk rule: do not waste emotional energy trying to convince someone to be fair. If a situation starts with unclear money terms, missing paperwork, or registration games, assume it will get worse, not better.
Rental vocabulary that changes the math
A lot of “getting played” is just not knowing what the Dutch contract is actually talking about. These terms show up everywhere. Learn them once and you will stop misreading listings.
| Term | What it means in practice |
|---|---|
| Kale huur (base rent) | Base rent only. This number matters for legal limits (like deposit caps) and for real comparisons. Service costs are separate. |
| Servicekosten | Charges on top of base rent (cleaning common areas, furniture, shared utilities, etc.). Ask for a breakdown and expect an annual settlement. |
| G/W/E | Gas, water, electricity. Sometimes included as an advance, sometimes you contract directly. Always clarify whether you have your own meter. |
| All-in rent | One number bundling base rent + service + sometimes utilities. Harder to audit. If you do not understand it, avoid it or insist on a split. |
| Borg / Waarborgsom | Deposit. There are rules on maximum amounts (linked to base rent on new contracts) and rules on return timelines and deductions. |
| Gestoffeerd / gemeubileerd / casco (shell) | Upholstered (typically floors and basic fixtures), furnished (furniture included), or shell (unfurnished). Furnished is usually significantly more expensive per square meter. Shell is often the best long-term value if you are staying. |
| WWS / puntentelling | The points system used to estimate the maximum legal rent in regulated sectors. From 1 January 2025, landlords must attach a points calculation to new contracts. |
| WOZ | The official property value used in parts of the points calculation. You can look it up, and it matters for rent reasonableness checks. |
| Zelfstandig vs onzelfstandig | Self-contained unit (your own kitchen and bathroom) versus a room/shared facilities. Many rights and rent checks depend on this distinction. |
Desk rule: when you compare rentals, compare kale huur to kale huur. Do not compare all-in numbers to base rent numbers. If you are planning your budget, plan for base rent + realistic service costs + realistic utilities (not the marketing estimate).
The clean sequence: how to stop spinning your wheels
Most people lose weeks because they do things in the wrong order. They browse listings, send messages, and hope something works out. The market does not reward hope. It rewards speed, clarity, and paperwork.
Sequence you can actually follow
Step 1: Build your rental file first (next section). Do not wait for the “perfect listing.”
Step 2: Decide your boundaries in advance: max base rent, max commute, registration required, and whether furnished is acceptable as a short bridge.
Step 3: Apply fast and clean. When you like a place, send the rental file immediately. Do not drip information over three days.
Step 4: Ask the contract questions before you emotionally move in: deposit, fees, service cost breakdown, rent increase clause, and registration.
Step 5: Once accepted, document move-in like you are protecting a deposit dispute. Because you are.
A common DAFT reality is the two-step move: short-term housing first, then a long-term lease once your admin is cleaner (BRP/BSN, bank, business setup, income history). There is nothing wrong with that strategy. The mistake is letting the temporary situation become an expensive default because you never reset your process.
Your DAFT rental file: landlord-ready, not an “immigration essay”
Your rental file is your product. It should be readable in two minutes. It should make the landlord feel safe. It should answer the question they actually care about: “Will this person pay on time and treat the property normally?”
You will see people overcomplicate this by trying to prove they are a good person. Do not do that. Your goal is to prove you are low-risk. That is a paperwork problem, not a personality problem.
Minimum viable rental file
Keep this tight. You can add detail later if asked. In practice, this is usually enough to get into the “serious candidate” pile.
- ID (passport ID page copy, redact sensitive numbers if needed)
- Proof you can pay (statement excerpt or letter, redact account numbers)
- One-paragraph DAFT context (self-employed residence route, building a Dutch business)
- Business snapshot (what you do, how you get paid, expected start timing)
- Optional references (prior landlord or professional reference if available)
Upgrades that can win in a tight market
Use these when you are competing, not as a default data dump. More pages do not equal more trust.
- Income proof (recent invoices, contracts, earnings summary if you have it)
- Runway sentence (example: “We have X months of living costs available”) and stop there
- Partner employment letter (if one of you is on payroll)
- Guarantor option (only if it is realistic and you understand the implications)
- Short cover letter (7 to 10 calm, factual sentences)
Cover letter template (copy-paste and keep it boring)
Hello [Name], we are [names]. We are relocating from [country] and looking for a long-term rental starting [date]. We have stable funds available for rent and deposit, and we are building a self-employed business under the DAFT residence route. Our business is [one sentence], and our monthly budget supports the rent level for this property. We do not smoke, we do not host parties, and we treat housing respectfully. We can provide documentation immediately and can move quickly if accepted. Thank you for considering our application.
Finance note for DAFT: do not let housing pressure drain the funds you need to keep your DAFT situation stable. Deposits, moving costs, and furnishing can be a large cash hit. Plan it deliberately and keep your DAFT capital requirement boring. If you want a structured way to plan this, see our €4,500 capital requirement article.
Makelaar tactics you will see (and how to respond without spiraling)
Some agents are professional and fair. Some are not. Your job is not to diagnose motives. Your job is to respond in a way that protects you while keeping you in the running for the property.
| Tactic / pressure point | What it usually means | Your clean response |
|---|---|---|
| “We need a decision today.” | The landlord wants speed. You can move fast without skipping basics. | Ask for the draft contract, confirm deposit and fee terms in writing, then decide. |
| “Pay a reservation fee.” | Sometimes a real admin step, sometimes a way to extract money. | Do not pay anything until you have a written agreement and a clear explanation of what it is and whether it is refundable. |
| “No registration possible.” | Often a sign of a situation you do not want long-term. | If you need BRP registration, treat this as a deal-breaker unless it is truly short stay and you have a plan B. |
| “Agent fee, admin fee, contract fee.” | These are often attempts to rename mediation costs. | Ask who the agent represents. If they represent the landlord for this listing, push back and reference the official rule (linked in Sources). |
| “Utilities and service costs are ‘about’ €X.” | Estimates can hide real costs. | Ask what is included, whether it is an advance, and how the annual settlement works. |
Short email you can send before signing
Thanks, we would like to proceed. Before we sign, can you please confirm in writing: (1) the kale huur, service costs, and what is included in the service package, (2) the deposit amount and return terms, (3) whether there are any fees charged to the tenant (and if so, the legal basis), (4) whether registration at the address is possible, and (5) the expected move-in inspection process and inventory list (if furnished). Once confirmed, we can sign and pay immediately.
That email does two things. It keeps you professional, and it creates a paper trail. The paper trail is what protects you when the “oh by the way” costs show up later.
The contract terms that matter (and the handful of rules you should know)
You do not need to be a lawyer to rent safely. You need to focus on a small set of clauses that control the money and the risks. If any of these are unclear, pause. Ask. Get it in writing.
1) Deposit (waarborgsom): cap, timeline, and what can be deducted
On new contracts, the Dutch government states that a deposit can be no more than two months of base rent (kale huur). For contracts concluded before 1 July 2023, the government notes a higher maximum of three months of base rent. The government also states that the landlord must return the deposit within 14 days after the end of the rent period, and if costs are deducted, the remaining amount must be returned within 30 days. If the landlord deducts anything, they must provide a complete cost specification.
The government lists only specific categories that may be offset against the deposit, such as rent arrears, service costs, tenant-caused damage, and an energy performance fee. “Admin costs” and other made-up line items should not be deducted. Protect yourself by paying the deposit via bank transfer and keeping proof of payment.
2) Agent fees (bemiddelingskosten): know when they are allowed
If you hire an agent to search for you and they find a property outside their normal inventory, you may owe mediation fees. But if the agent is working for the landlord on the listed property, the government says they may not charge you mediation fees, even if they rename them as administration or contract costs. Ask, directly, who the agent represents for that listing.
3) Contract duration: indefinite is the default for new contracts
As of 1 July 2024, the government’s stated rule is that new rental contracts are generally for an indefinite period, with limited exceptions for specific groups and situations. If you are being offered “temporary by default,” ask why it qualifies as an exception and get the rationale in writing.
4) Rent increases: read the clause and understand the cap
The rent increase rule is not “whatever the landlord feels like.” There are published caps that depend on the type of rental (social, mid-range, free sector) and the relevant year. For example, the government’s published maximum for 2026 is 6.1% for mid-range rentals and 4.4% for free-sector rentals. Your contract should also contain the rent increase clause. If it does, read it now, not in 12 months.
5) Service costs and utilities: avoid “mystery bundles”
If you pay service costs or utilities as part of your rental, the government states you should receive an annual overview by 1 July. Treat “no overview” as a signal that you need better documentation. If the unit is furnished, insist on a clear inventory list and clarify who is responsible for repairs or replacement of items.
6) Registration: treat it as a hard requirement if you need it
Many DAFT timelines depend on being able to register your address (BRP) and get your BSN. If you cannot register, you can hit dead ends. Do not let anyone tell you “registration is just paperwork.” It is the key that unlocks everything. If you are offered a “no registration” arrangement, assume it is not compatible with a stable long-term plan.
7) Is your rent even reasonable? Use the points system and the 6-month window
People assume “free sector” means “anything goes.” That is not always true anymore, and the difference matters. If your housing quality (measured in points) falls into the regulated ranges, there can be an official maximum rent.
Practical steps: First, ask for the puntentelling. Landlords must attach a points calculation to each new rental contract from 1 January 2025. Second, run a quick estimate using the Huurcommissie rent check tool. It will ask for things like WOZ, energy label, and measurements.
If you think your starting rent is too high, do not wait a year and then complain. There are time windows. For many situations in the private sector, you can ask the Huurcommissie to assess the reasonableness of the starting rent within the first 6 months. For certain contracts started on or after 1 July 2024, there are also paths after 6 months, but refunds may not be retroactive. Use the official pages linked in Sources for the version that applies to your contract.
The goal here is not conflict. The goal is awareness. If you are paying top-of-market rent for a property that is not actually top-of-market quality, you should know that early.
How to protect yourself at move-in and move-out
Most deposit disputes are not solved by arguing. They are solved by evidence. Your goal is to make the evidence boring and undeniable.
Move-in checklist (do this even if the landlord is “nice”)
Take dated photos and short videos of every room, including floors, walls, ceilings, windows, appliances, and any existing damage. Photograph meter readings on day one (if applicable). Get a written inspection report (opnamestaat) if offered, and read it before signing. If anything is wrong, email it within 24 to 48 hours so there is a written timestamp.
Move-out checklist (protect the deposit before you hand over keys)
Ask in advance what “proper delivery” means and whether professional cleaning is expected. Do a pre-inspection if possible, fix what you reasonably can, and document the final state with photos and video. Be present at key handover. Ensure the report has a date, names, and signatures. Keep copies of everything.
If you do not have a written inspection report, create your own. A simple email with labeled photos is often enough to prevent a creative “damage list” from appearing later.
If something feels wrong: escalation paths that actually exist
You do not have to accept bad behavior as “just how it is here.” The Netherlands has real tenant protections. The key is knowing where to go and keeping your documentation clean.
Practical escalation ladder
Step 1: Ask for correction in writing (email). Keep it factual, attach evidence, and state a deadline.
Step 2: If it is serious (illegal fees, deposit issues, intimidation, discrimination), use your municipality’s reporting point for unwanted landlord behavior (each municipality has one).
Step 3: For rent and service cost disputes (and many contract-related issues), the Huurcommissie is a common route.
Step 4: If you need legal help or letter templates, start with Juridisch Loket.
In plain terms: you do not need to be confrontational, but you do need to be willing to walk away. A bad lease can cost more than a slightly higher rent in a cleaner situation.
How Expat Advisory can help
We built Expat Advisory for exactly this kind of situation: high-stakes decisions where the “rules” are knowable, but nobody hands you a clean process. If you want to stay DIY, we can still help by making your plan and your paperwork calm.
DAFT support (DIY-friendly)
If you are doing DAFT yourself, our DIY Companion tools help you stay organized, track steps, and get a second set of eyes on the parts that cause delays.
Financial advisory (housing is a cash-flow problem too)
Deposits, upfront costs, and two-currency income can turn housing into a financial stress test. We help you build a monthly system and a transfer plan so housing costs do not wreck the rest of your DAFT plan.
Ready to start? Start in the Portal or contact us with your situation.
Sources
We link to primary sources where possible. For anything time-sensitive (rent caps, law updates), always use the official pages.
- Rijksoverheid: deposit (waarborgsom) rules, caps, allowable deductions, and return timelines
- Volkshuisvesting Nederland: deposit rules and the importance of inspection reports (opnamestaat)
- Rijksoverheid: when mediation fees are allowed (and when they are prohibited)
- Rijksoverheid: maximum rent increase in 2026 (by rental type)
- Rijksoverheid: indefinite contracts as the norm from 1 July 2024 (with exceptions)
- Volkshuisvesting Nederland: municipal reporting point for unwanted landlord behavior (Wet goed verhuurderschap)
- Rijksoverheid: service costs and annual overview (must arrive by 1 July)
- Rijksoverheid: rent reasonableness, all-in rent, and “6-month” timing concepts
- Huurcommissie: rent check tool (and the points calculation requirement from 1 January 2025)
- Huurcommissie: assessing starting rent for private-sector tenants (including the 6-month window)
- Huurcommissie (rent checks, service cost disputes, tenant-rights processes)
- Juridisch Loket (tenant rights guidance and example letters)
- Woonbond (tenant advocacy and practical guidance)
- NVM report (PDF): internationals on the Dutch housing market (includes the 81% vs 28% high-rent statistic)
- Pararius: Q4 2024 rental market report (includes furnished vs shell €/m² figures)
- Napier (2025): Who Really Drives the Price Premium?
