Renting in the Netherlands as an expat has never been more legally protected. Yet somehow, it still feels nearly impossible to find a flexible apartment.
Helaas, the new rules are written for long-term residents — not the short- or medium-term cases most relocations are.
Here’s what’s changed, what’s still a trap, and what to check before signing.
Indefinite contracts are the new default
Since July 1, 2024, the Wet vaste huurcontracten (Fixed Rental Contracts Act) has made indefinite tenancy agreements the legal default. All new contracts offered from that date must be for an indefinite period.
However, “indefinite” here means no scheduled end date, not that you can walk away whenever you like.
In practice, nearly every indefinite contract includes a minimum stay clause of around 12 months without the possibility of terminating your contract in that window. After that, you’re looking at one calendar month’s notice.
Ideal if you’re planning to stay in the Netherlands for a long time. Not so great if you’re house hunting, on a temporary assignment, or just unsure how long you’ll actually stick around.
Landlords are pickier than ever
It’s not just the default contracts that have changed. Eviction has become significantly harder for landlords with the new law, which has made the screening process tighter on the way in.
Expect income requirements of three to four times the monthly rent, and Dutch employment contracts and payslips are strongly preferred.
An international contract, a “I start in three weeks” email, or a six-month project role will often result in a polite no.
Arriving before your start date or mid-relocation with a corporate housing budget? You’re competing for the least-served slice of an already tight market.
The BSN problem nobody warns you about
The burgerservicenummer, or BSN, is your Dutch citizen service number. Without one, you can’t get paid, open a bank account, access health insurance, or register with a GP.
To get it, you need to register at a real residential address with your gemeente (local municipality). A hotel won’t work. Most Airbnb listings won’t either.
So the plan to “sort housing once I land” tends to look fine for week one, but unravels by week three.
What the law actually gets right
While the new rules might result in a headache for expats looking for shorter-term stays, they have also delivered real protections worth knowing.
Firstly, the Good Landlordship Act (Wet goed verhuurderschap), which came into force on July 1, 2023, caps security deposits at a maximum of two months’ basic rent for all contracts signed from that date.
Agency fees are also addressed. If your landlord uses a rental agency, he has to pay the fees.
For rental contracts signed on or after January 1, 2025, landlords are required to provide a written rental points (WWS) breakdown alongside the rental agreement.
Depending on the points the property scores, there is a maximum rent you can be charged per month.
If you’re being charged an unfair rent, you have six months from signing your contract to submit a complaint via the Huurcommissie.
None of this gets you a contract, of course. But once you have one, you’re in a much stronger position than five years ago.
Suitable housing without the long-term commitment
So, where does all this leave you as a short-term resident, a fresh arrival, or someone who simply cannot commit to a place for 12 months?
There’s a category most housing guides skip: registered serviced accommodation.
Registered serviced accommodation operates under Dutch residential tenancy law, with formal tenancy agreements and full BSN registration support from day one. Typical minimum stays run to two months rather than twelve, with one month’s notice from the start.
Providers running flexible expat rentals in Amsterdam absorb the turnover risk individual landlords refuse to carry, and the apartments are typically move-in ready with furniture, utilities, Wi-Fi, and other household essentials in one figure.
The monthly cost is higher per square metre than a comparable private lease, but the contract fits a life in motion perfectly
Your quick checklist before you sign
Whether you’re looking at the private market or a serviced option, run through these before committing:
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Contract type: indefinite, or one of the narrow legal exceptions?
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Minimum stay clause: how many months before you can give notice?
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Deposit: no more than two months’ basic rent?
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WWS points sheet: Is it attached, and is the rent justified?
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Is basic rent clearly separated from service charges?
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How are agent fees handled?
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Is BSN registration at this address possible?
If your landlord can’t answer those questions clearly, that’s your answer. Succes met de jacht (good luck with the hunt).
Have you run into any of these hurdles during your own Dutch housing search? Let us know in the comments.
