Student Housing Problems and Solutions

Introduction

Finding and keeping good student housing in the Netherlands can feel like a full-time job. Between Dutch legal terms, fast-moving listings, and the realities of shared living, it’s easy to make costly mistakes. This chapter shows you how to recognize, prevent, and solve common student-housing problems—from repairs and rent disputes to roommate conflicts, deposits, and emergencies. We blend current Dutch law with hands-on, step-by-step guidance and student-specific tips so you can protect your rights and keep your housing stable and affordable.

If you ignore this stuff, you risk overpaying rent, losing your deposit, getting trapped in a bad contract, or facing eviction for something that could have been fixed early. You’ll also learn how Dutch rules vary by city and housing type, what “unfurnished” really means here, and when to involve the Huurcommissie (Rent Tribunal), your gemeente (municipality), or the police.

The Dutch Student-Housing Landscape (2025 snapshot)

The student market is tight in most cities. Private-sector rents have climbed, and competition for rooms is intense, especially around the start of the academic year. For context:

• In Q2-2025, the average private-sector asking rent for new tenants passed €20.06 per m² per month nationally, with supply down 36.4% year-on-year.
• Student room prices continue to rise; Kamernet reported a national average room rent of €683/month in Q1-2025, with Amsterdam the most expensive.
• The national Student Housing Monitor 2024 confirms persistent pressure in key cities, though new supply and plans help temper long-term shortages.

What this means for you: set realistic budgets, verify whether your room is regulated (see below), and know the legal tools that check your rent, protect your deposit, and resolve defects fast.

Understanding Your Housing Type (and Why It Matters)

Common student arrangements

• Onzelfstandige woonruimte (room in a shared house) You share kitchen and/or bathroom. Rent protection usually applies via the kamer-puntenstelsel (room points system). You can check or lower an initial rent at any time (no 6-month limit) if the rent exceeds the legal maximum for the points.

• Zelfstandige studio/apartment Your own lockable unit with private kitchen and toilet. The WWS points system applies up to a threshold; above it the home is liberalized (but see new “Affordable Rent Act” rules below). To challenge an initial rent, you must apply to the Huurcommissie within 6 months of move-in.

• Hospita (room in the landlord’s home) Special rules apply: there’s a 9-month trial period during which the landlord can terminate with one-month notice without a statutory ground; after that, normal termination protection applies.

• Campuscontract (student-only tenancy) A regular (ongoing) tenancy tied to being a student; the landlord may terminate if you’re no longer enrolled (a special ground under art. 7:274d BW).

Legal Tip: Always ask which category your housing falls into before signing—your rent cap, termination protection, and ability to challenge the rent depend on it. For rooms, you can challenge the initial rent at any time; for studios/apartments, you have a 6-month window.

Big 2024–2025 Legal Changes Students Should Know

1) Fixed contracts have become the norm (Wet vaste huurcontracten)

Since 1 July 2024, temporary fixed-term contracts are largely abolished. Indefinite contracts are the default, with narrow exceptions. Students are one of the specific exception groups for truly temporary study-related stays, in addition to campuscontracts. Check the “Besluit specifieke groepen tijdelijke huurovereenkomst” (Stb. 2024, 152) and associated guidance.

2) Affordable Rent Act (Wet betaalbare huur)

The Wet betaalbare huur entered into force on 1 July 2024 (with full municipal enforcement from 1 January 2025), extending mandatory points-based rent regulation up to 186 WWS points (creating a middle-rent segment between social and fully liberalized). Contracts must include a WWS point list. Indicative 2025 thresholds (subject to annual indexation) are:

• Up to 143 points: social sector (indicative max around €900);
• 144–186 points: mid-rent (indicative up to ~€1,185);
• >186 points: free sector.

Legal Tip: If your landlord does not provide a point list, you can request it and use the Huurcommissie’s tools to check the maximum lawful rent. Municipalities can enforce compliance and fine landlords who ignore the law.

3) Annual rent increase caps (2025)

For 2025, the Dutch government set maximum annual increases as follows:

• Social sector: 5% (with some income-dependent variations).
• Mid-rent: 7.7%.
• Free sector: 4.1%. Landlords must notify at least 2 months in advance; you can challenge late or incorrect notices.

Deposits, Fees, and “All-in” Rent—Know the Rules

• Deposit cap: Max. 2 months’ basic rent nationwide under the Wet goed verhuurderschap.
• Return of deposit: If no deductions, landlords must refund within 14 days of move-out; if there are deductions, they must return the remainder within 30 days and explain with evidence. (Civil Code art. 7:261b BW and government guidance.)
• Broker’s fees (double charging) to tenants: Generally prohibited if the broker works for the landlord; the ACM has fined agencies for illegal charges.
• All-in rent (one lump sum): Risky for tenants; you lack transparency. The Huurcommissie can split all-in prices into (lower) basic rent + service costs and reduce the rent if needed.

Scam Alert: Never wire a deposit or first month’s rent before viewing and signing a contract. Check the landlord’s identity and, where in doubt, verify ownership via the Kadaster (small fee). When in doubt, consult !WOON or your university’s housing desk.

Registration (BRP) and Municipal Rules

You must register your address in the BRP at your gemeente when you move. A landlord cannot forbid registration at your main residence. Not registering can cause issues with taxes, voting, and student status.

Some cities require permits for room rentals or three-plus unrelated persons (e.g., Amsterdam, Rotterdam). Rules, quotas, and neighborhood caps vary; always verify before signing.

Pro Tip: If your landlord claims “you can’t register,” ask why. It may signal no conversion permit (omzettingsvergunning) for room rental—your risk if the municipality enforces. Check the city’s housing by-laws or the KVK/Ondernemersplein guidance on conversion permits.

Repairs, Maintenance, and Safety: Who Does What?

Under Dutch law, tenants handle minor, day-to-day fixes, while landlords handle structural and major repairs. The Besluit kleine herstellingen and Rijksoverheid guidance list examples.

Quick responsibility guide

Item / Issue	Usually Tenant	Usually Landlord	Source
Replace lightbulbs, fuses, shower hose, batteries in smoke alarms	✅
Regular cleaning (mold prevention, ventilation grilles)	✅
Paint touch-ups from normal use	✅
Boiler/heating system malfunction, roof leaks, wood rot, structural defects		✅
Replacement of smoke alarms (installation cost)		✅	(No pass-on to tenants)

Legal Tip: If your landlord doesn’t fix serious defects after written notice, you can ask the Huurcommissie for a rent reduction due to defects until repairs are made. Severe defects can trigger large temporary reductions.

Fire safety in shared student homes

From 2024, under the new Bbl (successor to the Bouwbesluit), owners must meet updated fire-safety requirements—e.g., smoke alarms on every floor and safe escape routes. Your municipality may add rules for roomed housing.

Service Costs and Utilities

If you pay advances for gas/water/electricity or services (cleaning, internet), your landlord must send a yearly statement within 6 months after the calendar year (so by 1 July for the previous year), including a breakdown and invoices on request. If you disagree, you can go to the Huurcommissie.

The Huurcommissie’s Servicekosten Policy Book (2025) clarifies, among others, that landlords cannot pass on the purchase costs of smoke alarms to tenants (batteries are a tenant cost).

Rent Increases: Know Your Limits and Timelines

• Notice: Landlords must notify an annual increase ≥ 2 months in advance (late notice delays the effective date).
• 2025 caps: 5% (social), 7.7% (mid-rent), 4.1% (free sector). You can challenge if the increase exceeds your WWS max or the notice is faulty.

Pro Tip: Use the Huurcommissie’s Huurprijscheck and room points tools before you accept a rent rise. If the proposed rent exceeds the legal max for your points, object in writing and, if needed, file with the Huurcommissie.

How to Check Whether Your Rent Is Legal (Step-by-Step)

1. Identify your housing type: room vs. self-contained unit. (This choice determines deadlines and which points tool to use.)

2. Gather data: floor area, private/shared facilities, energy label, year built, outdoor space, amenities.

3. Calculate points using the Huurcommissie’s guidance (separate for rooms and self-contained units).

4. Compare your rent to the maximum allowed for your points tally. If over the cap, write to your landlord asking to adjust to the legal maximum.

5. Escalate if needed:

   • Initial rent of a self-contained home: file with Huurcommissie within 6 months of move-in.
   • Initial rent of a room: you can file at any time.

Disputing Rent or Costs with the Huurcommissie (Step-by-Step)

The Huurcommissie offers fast, low-cost dispute resolution for rent levels, service costs, and defects.

1. Try to resolve in writing with your landlord.
2. Start a case online and pay the fee (€25 for tenants; if you win, you get it back).
3. Submit evidence: tenancy agreement, photos, meter data, invoices, your points calculation, and correspondence.
4. Mediation/hearing: the Huurcommissie may mediate or schedule a hearing.
5. Decision: binding unless either party goes to court. If you win, rent is reduced (sometimes retroactively for initial-rent cases) or service costs are adjusted; landlords usually pay the procedure costs.

Pro Tip: Keep all communication written (email) and timestamped. Attach photos, videos, and meter readings. For service costs, ask for a full breakdown and invoices; you have the right to inspect them.

Common Problems—and How to Solve Them

1) “My landlord refuses to fix a serious issue”

• Document: photos, videos, dates.
• Notify in writing with a clear deadline (e.g., 7–14 days for urgent issues).
• Escalate: request a rent reduction due to defects via the Huurcommissie if not resolved.

Legal Tip: Don’t unilaterally stop paying rent; use formal procedures (rent reduction) to avoid arrears and eviction risk.

2) No annual service-cost statement

• Remind the landlord of the 6-month deadline (by 1 July for the prior calendar year).
• Request the itemized statement and invoice access.
• If ignored or disputed, file with the Huurcommissie.

3) All-in rent and sudden price hikes

• Ask to split the all-in price into base rent + service costs.
• If refused or the base rent looks excessive for your points, file at the Huurcommissie to split and reduce.

4) Deposit not returned

• If no damage: landlord must refund within 14 days; with deductions: return remainder within 30 days, with evidence. Cite art. 7:261b BW.
• Send a formal letter of default (ingebrekestelling) with a short deadline.
• For deposit disputes, the Huurcommissie is not competent; use the kantonrechter (small-claims track).

5) Illegal fees

• If a broker charged you while also acting for the landlord, that’s likely illegal; cite art. 7:417(4) BW. The ACM has fined violators; demand a refund.

6) Rent increase seems too high or too late

• Check the 2025 caps and 2-month notice rule.
• If over the cap or too late, object in writing; if needed, go to the Huurcommissie within the time limits.

7) Landlord says you can’t register (BRP)

• You have a legal duty to register; a landlord cannot forbid BRP registration at your main residence. If refused, contact the gemeente.

8) Hospita tries to end your stay

• During the first 9 months, termination requires one month’s notice but no ground; after that, normal tenant protections apply. Check dates carefully.

Roommate & House-Sharing Conflicts

Typical friction points

• Cleaning & noise: define standards (quiet hours, guests, shared-space rules).
• Money: split utilities/service costs fairly; track in a shared sheet; align on “extras” (cleaner, shared subscriptions).
• Guests & over-occupancy: repeated or “semi-permanent” guests can breach municipal occupancy rules; check local permits for three-plus unrelated persons (e.g., Amsterdam/Rotterdam require permits).

A practical script (3 steps)

1. House meeting (calm, agenda-based, 30–45 min). Agree on written house rules.
2. Track & review: commit to a 4-week trial; review what worked.
3. Escalate: if a co-tenant breaches terms of the contract or damages common areas, document and notify the landlord. For severe nuisance, the landlord (or housing corporation) can act; municipalities may intervene for persistent disturbance.

Pro Tip: Many cities support buurtbemiddeling (neighborhood mediation) for conflicts—free, neutral facilitation before things escalate.

Emergency Playbooks

Gas smell, energy outage, or meter trouble

• Leave the building, don’t use switches or flames, and call the Nationaal Storingsnummer 0800-9009 (free, 24/7). Your netbeheerder will respond.

Major water leak / flooding

• Shut off mains if safe; move valuables; document with photos; call the landlord. If the place is unsafe or uninhabitable, contact emergency services via 112 if there’s immediate danger.

Pro Tip: Save 0800-9009 in your phone and put it on a sticky note in the meterkast.

Student-Specific Contract Types: Differences at a Glance

Housing Type	Rent Regulation	Termination	Registration (BRP)	Deposit/Fees
Room (shared)	Room points system; initial rent can be checked at any time.	Standard protections apply (not the 9-month rule).	Must register at your main residence.	Deposit max 2 months; illegal broker’s fees refundable.
Self-contained studio	WWS applies up to 186 points; initial rent challenge within 6 months.	Standard protections.	Must register.	Same as above.
Campuscontract	Usually regulated; tied to student status.	Landlord can terminate when you’re no longer a student (special legal ground).	Register as normal.	Same deposit/fees rules.
Hospita	Typically room regulation.	9-month trial: easier termination; afterwards normal protections.	Register as normal.	Same deposit/fees rules.

Price Reality Check (2025)

• Rooms (shared houses): Expect wide variation by city and location. The national average room rent is ~€683/month (Q1-2025). Amsterdam skews higher; smaller student cities can be lower. Always check your room points versus the charged rent.
• Private-sector studios/apartments: The average asking rent for new lets passed €20.06 per m² in Q2-2025; modest studios in major cities can easily exceed €1,100–€1,400 depending on size and location.

Pro Tip: If you meet all the conditions (self-contained unit with your own kitchen and toilet, income limits, rent below the ceiling), explore huurtoeslag (rent allowance). Students in rooms usually don’t qualify; self-contained students sometimes do.

Service Costs and “What’s Reasonable” (Student Edition)

Typical reasonable shared-house service costs might include: gas, electricity, water (G/W/L); internet; cleaning of common areas; and, where provided, furniture depreciation (if agreed). Landlords must settle annually with evidence. Disputed or excessive charges can be corrected via the Huurcommissie.

Legal Tip: Smoke alarm purchase/installation cannot be charged through service costs (batteries can). If you see smoke alarms listed as a service-cost item, object in writing.

City Rules That Often Surprise Students

• Room-rental permits: Many cities require a kamerverhuur/omzettingsvergunning if three or more unrelated persons share; there may be neighborhood caps (“nulquotumgebieden”). Amsterdam and Rotterdam actively enforce.
• Mid-rent permits: Some municipalities (e.g., Amsterdam) require a huisvestingsvergunning to rent mid-rent homes (after 1 July 2024). Always check the city site.

Cultural & Practical Nuances (Welcome to Dutch Renting)

• “Unfurnished” (kaal) often means truly bare: sometimes no flooring and no light fixtures. Budget for flooring and basic lamps.
• Bikes & storage: check if there’s secure bike parking—theft is common around campuses.
• Waste & recycling: Some cities use underground containers with pass cards; fines apply for misuse.
• Laundry: In shared houses, clarify machine use and energy-cost distribution.

Process Guides You’ll Actually Use

A) Reporting and Solving Repairs (Template)

1. Identify and document the issue (photos, short video, date/time).
2. Check responsibility (minor fix vs. major defect).
3. Write a clear email (what, where, since when, why urgent) + request a solution in 7–14 days (sooner for urgent issues).
4. Follow up once; then formally warn that you’ll seek a temporary rent reduction for defects via the Huurcommissie.
5. File with the Huurcommissie if no action; attach your evidence.

Pro Tip: For gas smell or energy danger, leave and call 0800-9009 (24/7). Don’t use switches, flames, or your phone inside.

B) Challenging an Initial Rent (Room or Studio)

1. Room: you can file any time; Studio: within 6 months.
2. Use the Huurcommissie points tools to estimate your lawful rent.
3. Write your landlord with the point summary; request adjustment.
4. If refused, file with the Huurcommissie; pay €25.

C) Getting Your Deposit Back

1. Pre-move-out inspection: propose a joint check 1–2 weeks before moving.
2. Handover: return keys, document meter readings, take photos.
3. Follow-up email: bank details + request refund in 14 days, citing art. 7:261b BW; if deductions are claimed, request itemized evidence and 30-day settlement.
4. Ingebrekestelling after deadline; then kantonrechter if necessary.

Example: Reading a Room Contract Like a Pro

1. Term: Is it indefinite, campuscontract, or a temporary exception (true study-related)? If “temporary,” ask for the legal basis (Stb. 2024, 152) and duration.
2. Rent breakdown: Is it base rent + itemized service costs? If “all-in,” request a split.
3. Deposit: Max 2 months; check return timelines, inspection, and what counts as “damage.”
4. House rules: Noise, guests, cleaning, use of common areas.
5. Registration: Confirm BRP registration is possible.
6. Permits: If three-plus unrelated people share, ask if the kamerverhuur permit is in place.

Avoiding Scams (Student Edition)

• Never pay deposits or rent before viewing and verifying the landlord/agent.
• Be cautious with listings on social media; many scams run there. Use recognized platforms and cross-check contact details and ownership.
• If you’re scammed, report via the police and the Fraudehelpdesk; preserve payment proofs and chats.

Scam Alert: Urgent “pay now or lose it” messages, requests for crypto or gift-card payments, or landlords “abroad” who won’t arrange a viewing are classic red flags.

When to Seek Huurtoeslag (Rent Allowance)

Students in self-contained units (own kitchen & toilet) may be eligible if the rent is below the ceiling and income/asset limits are met. Tenants in rooms typically don’t qualify. Use the Tax Authority’s (Belastingdienst/Toeslagen) eligibility rules and calculators.

Worked Mini-Examples

Example A: Room rent looks too high

Scenario: You rent a 12 m² room with shared kitchen and bathroom in Utrecht for €725 base rent + service costs. Action: Use the room points method—size, shared facilities, building, energy label. If the points indicate a max €620, write your landlord to adjust; if refused, file anytime with the Huurcommissie.

Example B: Studio rent challenge window

Scenario: You moved into a 24 m² self-contained studio in September. It seems overpriced. Action: You have 6 months from move-in to challenge the initial rent. Gather data (energy label, amenities), run the WWS check, and file within the deadline.

Example C: Missing service-cost settlement

Scenario: Your landlord hasn’t sent the 2024 service-cost statement by 1 July 2025. Action: Remind them of the 6-month rule; request the breakdown and invoices. If still no response, Huurcommissie.

Rent Rules and Annual Caps (2025)

Segment	Max Annual Increase (2025)	Notice	Notes
Social	5% (income-dependent variations possible)	≥ 2 months	Huurcommissie can review late/incorrect proposals or rent exceeding WWS max.
Mid-rent	7.7%	≥ 2 months	Created by Wet betaalbare huur (WWS up to 186 points).
Free sector	4.1%	≥ 2 months	Cap runs via national rules; improvements can be separate.

Responsibilities Checklist (Print-friendly)

• Tenant must: replace bulbs/fuses, keep clean/ventilated, deal with minor wear-and-tear fixes, replace batteries in smoke alarms.
• Landlord must: maintain structure (roof, walls, windows), major systems (boiler, heating), solve serious damp, ensure safety devices like smoke alarms (not billable as service costs).
• Both: document issues; respond within reasonable time; be reachable for emergencies.

City-by-City Nuances (Examples)

• Amsterdam: Strict on room rental permits, evolving Huisvestingsverordening updates (2025), and mid-rent housing permit requirements. Check the city’s portal before signing.
• Rotterdam: Permit for kamerverhuur typically needed; some neighborhoods have zero-quota where new permits aren’t granted; rules were eased in 2024 for certain three-person shares—but location matters.

Pro Tip: When responding to listings, ask: “Is the property registered for [number] occupants and can each tenant register in the BRP?” This flushes out permit problems early.

Common Mistakes (and How to Avoid Them)

• Signing all-in rent without questioning: demand a split; avoid surprise “service” hikes.
• Missing the 6-month window to challenge self-contained initial rents. Set a reminder on move-in day.
• Paying illegal fees: if the broker also acts for the landlord, don’t pay; keep receipts and claim refunds, citing the ACM’s enforcement.
• Not registering (BRP): can affect taxes, allowances, and legality of your stay.
• Assuming “unfurnished” includes flooring: budget for laminate and lamps.

If Things Go Really Wrong

• Serious fraud or extortion: Preserve evidence and report to the police (online fraud routes) and Fraudehelpdesk.
• Unsafe living conditions (gas, electrical hazards): leave and call 0800-9009.
• Eviction threats: Landlords cannot self-evict (change locks) without a court order. Seek legal help (university legal aid, !WOON, or a tenants’ association).
• Discrimination: The Wet goed verhuurderschap bans discriminatory advertising and behavior; municipalities can fine landlords—report to your gemeente.

Key Takeaways

• Know your type: Room vs. self-contained vs. hospita vs. campuscontract—your rights differ.
• Use the points system: It determines the maximum legal rent and your ability to challenge it. Mid-rent rules apply up to 186 points under the Affordable Rent Act.
• Mind the deadlines: 6 months to challenge self-contained initial rent; any time for rooms; 2-month notice for annual increases.
• Deposits & fees: Deposit max 2 months, 14/30-day refund rule; illegal double broker’s fees can be reclaimed.
• Service costs: Annual settlement by 1 July with invoices on request; smoke alarms not billable.
• Permits matter: In cities like Amsterdam/Rotterdam, room-rental permits and mid-rent permits can affect your ability to register and stay. Verify before signing.
• Emergencies: Save 0800-9009 for gas/energy emergencies; for danger call 112.
• When in doubt: Write, document, and use the Huurcommissie—it’s designed to keep the rental system fair at low cost to tenants.