Housing & rental scams in the Netherlands: ultimate red flag guide

Finding housing in the Netherlands can be ridiculously hard — and there’s a minefield of scams to dodge along the way.

Even if you think you’re too smart to be taken in by a housing scammer, the Netherlands housing crisis is the perfect storm of pressure, competition, and scarcity. This means that even the most seasoned house-hunters can fall for a rental scam.

However, armed with a bit of key knowledge you can spot a con and save your cash from being swindled. Here’s what to look out for to avoid housing and rental scams in the Netherlands!

READ MORE | Renting in the Netherlands: the ultimate guide

If it’s too good to be true, it probably is

You may have heard that the Netherlands has a major housing shortage — yeah, it sucks. This has bumped up competition for everyone searching for a house, and in response, landlords have bumped up their prices too. 

If you’re searching in a major city in the Randstad (Amsterdam, Den Haag, Utrecht, or Rotterdam) and have found the perfect deal, proceed with extreme caution. If you think you’ve hit the jackpot with a three-bedroom, two-bathroom apartment for €750 per month — we hate to break it to you, but that’s a Dutch housing scam. 

Scrutinize the landlord’s social media

If you’re searching on Facebook for a room or apartment, you have a great advantage — Facebook profiles. Some scammers are clever to hide most of their personal details, but often they’ll forget to hide certain things. For example, if they have a Dutch name, but you see they’ve liked pages with names in foreign languages, that’s a red flag. 

If you’re using Facebook Marketplace, always click the “See Seller’s Other Listings” button. Scammers often post on multiple groups all over the Netherlands, or all over Europe, and will often use the same pictures or similar descriptions in all their ads. It’s an easy way to see if they’re dishonest!

You can also search the seller on Facebook to see if they’re posting ads in house hunting groups in multiple locations. 

graphic-of-housing-scams-netherlands-ads
If an advertiser has the same property listed in different places, that’s a scam. Image: DutchReview/Supplied

Go full detective on the pictures of the house

Pictures of a house mean nothing. These are often lifted from Airbnb or other rental websites and shared between house scammers in the Netherlands and other countries. First, do a reverse image search on the images and see if they appear elsewhere on the web. 

Next, take a close look at the images. Consider: 

  • Does the view outside the window look Dutch? (Mountains are a dead giveaway that it’s not the Netherlands)
  • Are the power outlets the Dutch/EU standard? (One circle with two circular holes)
  • Is the apartment unreasonably spacious? Remember, homes in the Netherlands are generally small.
  • Does anything in the image look not Dutch? E.g. shopping bags or boxes with foreign letters on them, food brands, or shoes not worn in the Netherlands (like plastic, indoor slippers). 
  • All tap water in the Netherlands is drinkable. It’s less common to have large bottles of filtered water in kitchens than it is in other countries. If you spot this, that could be a clue.

TIP: Reverse image search easily in Google Chrome by right-clicking on an image and select “Search Google for Image”. Then, see if the picture has been posted on other websites (like Airbnb or real estate websites) elsewhere.

Know what a scammer’s message looks like

We’ve seen so many scammers’ messages at this point that we can pick out the patterns. First, scammers provide way too much information up front, and it’s all designed to make you think “this is the perfect house!” Spoiler: it ain’t. Instead, it’s another Dutch rental scam. 

Here are a few key points to look out for:

🚩 Red flag: you’re immediately referred to another person

Scammers often (but not always) work by having multiple people sending messages and posting ads on various house-hunting websites or social media. Then, to communicate they’ll send you a WhatsApp number for the “landlord” or person taking care of renting the apartment. 

This is straight-up a red flag. Unless they’ve sent you a real estate agent contact that you can verify online, proceed with extreme caution. 

READ MORE | 7 things to know when using a Dutch rental agency

🚩 Red flag: the apartment and lease are way too perfect

And strangely detailed. Scammers’ descriptions of the houses tend to have similar characteristics, including:

  • A long list of all the great appliances and features in the house.
  • No minimum or maximum rental term (you can stay as long as you like!).
  • Price is always inclusive of gas, water, electricity, and internet.
  • Fully furnished with everything you need.
  • Perfect location and close to generic bars, restaurants, and grocery stores.
  • A very specific location (sometimes with the full address, sometimes the suburb and postcode — Dutch people rarely describe their address as “Westerpark, 1013 RR,” and will instead just say “Westerpark.” Some will even include details like “Artis Zoo is 8 km from the apartment.”
  • Renting out rooms separately (each room is €420 and the price for the whole apartment is €840).
graphic-of-housing-scams-netherlands-written ads
Scam ads generally all feature similar characteristics. Image: DutchReview/Supplied

🚩 Red flag: the “landlord” is in another country and can’t show you the property

If you don’t catch on, the scammer will then tell you why they can’t show you the apartment in person. Watch out for: 

  • Being out of the city on a business trip, visiting family, living in Spain, vaccinating children in Africa, researching coronavirus vaccines in the UK.
  • A promise that as soon as you sign the lease and make the full deposit and first month’s payment, they’ll send you the keys via registered post/DHL.
graphic-of-housing-scams-netherlands-messages
Sellers always have a reason why they can’t show you the apartment. Image: DutchReview/Supplied

Be wary of supplied ID from the landlord

The landlord may send you passport copies to prove they are who they say. Don’t take these at face value: scammers will request passport copies from people they are trying to scam and then steal their identity later — either for more scams like this one, to open new Facebook accounts, or for more insidious identity fraud. 

NEVER send your ID until you’re 100% sure

Yep — unless you want to find extra profiles of yourself online (or have loans taken out in your name), don’t send copies of your ID. If you absolutely have to, make sure you’re completely certain you’re not working with a scammer, have met the landlord, and have seen the apartment. 

Check who officially owns the house

For €2.95 you can find out exactly who owns a house in the Netherlands (and make sure it matches up with your potential landlord). Head to the Kadaster property register and click “Nu bestellen” (Order Now).

If there isn’t a match, request a written explanation from the person you’re in contact with. Tell them you need written authorisation that the landlord or agency is acting on the owner’s behalf. 

Avoid renting an apartment that you haven’t seen

We get it — the Dutch housing market sucks. If you know you’re moving here and have been given the advice “start looking for a house before you arrive,” we understand. But you should be very careful. 

If you can’t see an apartment yourself, try to find someone who you can ask to view the apartment on your behalf: a friend, colleague, or classmate may be willing to lend a hand. 

And remember, if the landlord can’t show you the apartment (because they’re out of the country or something along those lines), that’s a big red flag. Avoid, avoid, or you may just fall for a housing scam in the Netherlands. 

Resist the pressure to sign immediately

Scammers will often pressure you to sign on the dotted line to secure the apartment. They may say that they have a lot of interest but that they will give it to you if you sign (and send money) now. 

Beware of these pushy sales tactics, take a deep breath, and make sure you’re convinced you’re not working with a scammer first. 

Be smart with how you pay

Scammers want one thing: money. Be extremely careful when working with a landlord about how you will make the payments. 

When paying cash

Try to avoid cash where possible: this leaves zero paper trail. If you trust the landlord but they ask for cash, try to get them to sign a receipt and record the conversation on your phone while you do it. Make sure to say key information out loud like “Here is €1200 cash to pay rent for the month of January for the apartment at 1234 Oudestraat.”

When paying via bank transfer

If you’re paying for your rent via bank transfer, be critical of the account details. 

  • Does the account name match who you’re speaking with?
  • Is it a Dutch bank account? If not, why? 
  • Is it an IBAN that you’re paying into? 
  • Does the bank name look legitimate? Is it a bank you recognize or can verify online? 

Other methods of payment

We’re yet to see a legitimate landlord in the Netherlands who wants payment for their rental property via money transfer services like Western Union. Do not do it. 

Never, ever pay through Airbnb

A common scam is that, once you’ve found the perfect apartment, the “landlord” will request that you pay via Airbnb. They’ll tell you to reserve the apartment for one month upfront, and then you’ll be able to extend indefinitely. 

The landlord will then send you a link to their property on the Airbnb website that looks completely legit. Do not fall for it. It will be a fake link to a scam website that will take your money and give you no apartment in return. 

A true landlord will never do this. Why? Airbnb takes an average of 14-16% of every reservation from a landlord. If your rent is €1000, why would a landlord turn around and give €150 to Airbnb? 

Beware of illegal sublets

If you’re not able to register at an address, you may be dealing with an illegal sublet. This occurs when someone who is renting an apartment wants to sub-rent it to another person. 

You won’t be in trouble if you sub-rent an apartment but if the landlord finds out you may be kicked out — even if you’ve paid. You’ll also likely not be able to register with the local municipality, which is mandatory in the Netherlands. 

Know where to ask for help

If you’re not sure, ask people around you for help. Sometimes a critical eye that’s not emotionally involved can save you from a scam. 

If you’re unsure about a rental contract, !WOON is an organisation dedicated to helping residents with housing issues. You can also contact your local Juridisch Loket for free legal advice. 

Of course, if you do end up falling for a scam, take action straight away! Contact the police and press charges. Gather as much evidence as possible and screenshot any conversations that you’ve had with the scammer. 

Have you had experience with a rental housing scam in the Netherlands? Share your story in the comments below so other people know what to look for!

READ MORE | 9 kooky things about renting in the Netherlands

Feature Image: Karolina Grabowska/Pexels\

Editors note: This articles was originally published in August 2019, and was fully updated in January 2022 for your reading pleasure.

Samantha Dixon 🇦🇺
Samantha Dixon 🇦🇺
Sam isn’t great at being Dutch. Originally hailing from Australia, she came to study in the Netherlands without knowing where the country was on a map. She once accidentally ordered the entire ice-cream menu at Smullers. She still can’t jump on the back of a moving bike. But, she remains fascinated by the tiny land of tall people.

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15 COMMENTS

  1. I have the same experience as you described. I don’t understand that websites such as Rooming.nl (for example) aren’t closed… They are just 100% scams and they give full opportunity to the scammers to trick people on a daily basis. My experience was the following: a certain person called Barbara Wood, proposed an apartment on Herengracht. She was so nice to me talking on Whatsapp and asked for the pre-payment on the Airbnb website (so I wasn’t suspicious at all). The day after I made the payment, I wanted to check whether the website was secure (with the lock) cause I wasn’t sure and I realized with horror that the link finished with .cf which is located in Central Africa republic… Massive scam then… I was really shocked and cut the payment but I would never had guesses. BE EXTRA SUPER CAREFUL

  2. DO NOT contact amsterdamrentalagent.com I made terrible mistake and I booked and pre-paid holiday apartment in Amsterdam. I lost my money. Police in Amsterdam does not help in such ceses. If you can please spread this information so other tourists watch out.

  3. Just found the AirBnB one. Immediately checked and blocked the contact. Also reported on FB, for what it’s worth. When you check the map on the real AirBnB you may find that there is nothing on that street.
    This page is very helpful

  4. Posted on few groups for a room rental in Utrecht. surprise surprise got four messages from “unfortunately I am out of the country with the apartment keys. can send it to you by DHL once I make the initial payment” dialogue.
    when I asked all these people if I can check the ownership details with their identity details they stopped responding.

    watch out for all these scam artists.

  5. Story form one of the scammer:

    Raquel Arteaga Garcia
    1:18 PM (6 hours ago)
    to me

    Thank you very much for your message!

    Being familiar with Airbnb, I think that the best solution is to use their platform to complete the rental transaction. Airbnb provides an online platform that connects hosts who have accommodations to rent with guests seeking to rent such accommodations.

    Like any other transactions on Airbnb, they will handle payment and it will be released to me only after you check in. By any chance the property would not suit you, you have the option to cancel the reservation and get full refund.

    Below I will explain step by step how the transaction with Airbnb works. To avoid any misunderstanding, please READ CAREFULLY THE FOLLOWING STEPS:

    1. You need to send me the following details:

    Full name:
    Full address ( street, house number, zip code, city, country ).
    Phone number/WhatsApp:
    ID card or passport copy attached by email:

    2. I will list the property on Airbnb ( now, is not listed to avoid other possible reservations );

    3. I will send you the booking request to make the reservation and the deposit to Airbnb. They will withhold the money and pay it to me only 5 days after you sign the contract and settle in my property;If you change your mind for any reason and want to cancel the whole process, you can always do it, because the cancellation policy is available on Airbnb and you will get a full refund;

    4. After you have done everything and Airbnb has confirmed the deposit that is in their custody, we will set the exact day for the meeting;

    5. I will buy the tickets for the flight.

    After receiving all the responses, I will contact you on whatsapp, I just want to be clear. Because I was disappointed once and I do not want to do it again, please do not misunderstand me, I just want to be safe and calm.

    From my perspective, everything is safe, and the reward for going forward with this process is significant. My intention is to prevent travelling again for a potential tenant who in fact is not interested and makes me come for nothing!

    Regards,
    Raquel

  6. Very insightful article. I nearly fell for this nice scam from somename naming himself Amber Ellis (Amber E). Note e.g. the sender’s email address: looks like kamernet but is actually kamerent.com

    —————————————————————
    Von: Amber E
    Datum: Do. 11. Aug. 2022 um 13:40
    Betreff: Lovely Modern Studio 32m²-not shared
    An:

    Hello,

    Thank you for your enquiry for the Studio at ( Nieuwe Prinsengracht 67A,1018 EG Amsterdam )
    The property is available. Monthly rent is €550, including all utilities (gas / electricity / phone / cable / internet / parking / heating, etc) The property is fully furnished and equipped, clean and ready to use; you can rent the property for min. one month and max. five years. In general I have rented my properties through AirBnB services; they are 100%.safe & transparent! and since this coronavirus situation I strongly suggest Airbnb, they are the best online platform that connects landlords / hosts who have properties to rent with tenants / guests seeking to rent such properties.

    Prime location
    Free WiFi internet
    Bed linen and towels are included
    Tastefully and comfortably decorated
    kitchen and bathroom

    – ALL BILLS INCLUDED
    – ENTIRE PLACE-not shared, you will rent the whole apartment. The price is for the entire apartment.

    AVAILABLE NOW FOR SHORT/LONG TERM – COUPLES/STUDENTS/LOOKING FOR A JOB/PROFESSIONALS ARE WELCOME…

    — No agency fees — private landlord
    ——————————————————-

  7. I did a video call with the landlord holding her 6 month child, she made me a tour of the house, she shared her passport copy and her IBAN that matches her passport name. We worked on a contract but is worrying me is that she shared two IBANs (one in Spain with good bank and another in NL, both with her name as passport).

    Anything to worry about?

  8. I almost got scammed today by someone claiming to have an apartment at Maliebaan in Utrecht. Apartment of 65 m2 for only 600 euro per month, plus 2 months worth of rent as a deposit. The person claimed to having lived there for a few years but having had to return to the UK unexpectedly a little while ago, and needing someone who could take care of the apartment for a few years. She asked me to go through some sort of ‘tenant verification process’ by Booking.com (which I could not find anything about online), in which I would have to pay the first month of rent and the deposit in some sort of online wallet (allegedly to prove that I had the funds), which would be paid out to her after viewing the apartment and signing the contract.

    When I received the emails about this process, it turned out to be very fishy. The email was sent from what appeared to be a fake email address (info@booking-customers.com, this is not a real Booking.com email address) and I was asked to make the payment directly into a bank account, rather than in an online wallet accessible through Booking.com, which is what was promised. After telling the person I had some questions about this ‘verification process’ and asking if we could perhaps have a face-to-face chat on Skype, she got very defensive and started to threaten to cancel everything. If this happens to you too, DO NOT FALL FOR THIS. It’s an obvious scam. Don’t be tempted to pay someone you don’t know a large amount of money, not even if they have sent you a supposed copy of their passport. This is likely to be stolen from someone.

  9. My landlord in Amsterdam rents his apartment to three of us with three bedrooms. We’ve been here a month. He phoned today to say he wants to make an extra room out of the living room and share it as a bedroom. Our rent 1k euro each won’t change. We said no way. He said we’re being unreasonable and he’ll kick us out after one year. Is this normal?

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