The Promise of Convenience at a Price
A furnished lease (gemeubileerde huurovereenkomst) is a rental agreement for a property that comes complete with furniture and household goods. This option is particularly popular with expats, students, and those on temporary assignments, as it offers the convenience of being able to move in with just a suitcase. This contrasts with the two other common states of rental properties in the Netherlands: kaal (bare), which is literally an empty shell with no flooring, curtains or light fixtures, and gestoffeerd (upholstered or semi-furnished), which includes flooring, window coverings, and basic light fixtures, but no movable furniture. While a furnished lease offers maximum convenience, it operates in a legally complex area of rental law, especially concerning the breakdown of the rent and the actual value of the furnishings provided. Many landlords exploit this complexity to charge inflated prices.
The Legally Required Rent Breakdown
One of the most critical and frequently ignored rules of furnished rentals is that a landlord cannot legally charge a single, all-inclusive price. An 'all-in' rent is illegal. The total monthly payment must be broken down into at least two, and usually three, distinct components:
- Basic Rent (
kale huur): The price for the empty living space itself. This is the figure that determines whether the property falls into the regulated or free sector.
- Service Charges (
servicekosten): Costs for utilities and services provided by the landlord (e.g., building maintenance, communal utilities).
- Furniture Rent (
vergoeding voor meubilering en stoffering): A specific, separate fee for the use of the furniture, appliances, and other inventory.
This breakdown is not optional administrative trivia; it is a fundamental tenant right. Without it, a tenant cannot verify if the basic rent is fair according to the points system (woningwaarderingsstelsel), cannot challenge the annual rent increase (which only applies to the basic rent), and cannot scrutinize the cost of the furniture.
How Much Is the Furniture Really Worth?
Landlords cannot charge an arbitrary amount for the furniture. While there is no single mandated formula, the Huurcommissie (Rent Tribunal) and courts often use established principles of depreciation to determine a reasonable fee. A common method is based on a five-year (60-month) depreciation schedule for the furniture's original purchase value. For example, if a landlord furnished an apartment with items worth €6,000, a reasonable monthly furniture rent would be in the range of €100-€120 per month (€6,000 / 60 months). A landlord charging €400 per month for the same furniture would be seen as charging an exorbitant and unlawful fee. Tenants who suspect they are being overcharged can initiate a procedure at the Huurcommissie to have the rent components assessed and potentially reduced. The problem is that landlords who offer an illegal all-in contract effectively hide this calculation, often charging hundreds of euros for worn-out, second-hand furniture.
The Crucial Role of the Inventory List
For a furnished lease, the check-in inspection and the accompanying inventory list (inventarislijst) are paramount. This document, signed by both tenant and landlord, should meticulously list every single item in the apartment, from the sofa and beds down to the number of forks and coffee cups. Crucially, it should also document the condition of each item, supported by dated photographs. This report is the tenant's primary defense against unfair deductions from their security deposit at the end of the lease. Normal wear and tear on the furniture is the landlord's responsibility and cost. For example, a sofa naturally showing signs of use after two years is normal wear. A large wine stain or a broken leg is damage for which the tenant would be liable. Without a detailed check-in report, it is the landlord's word against the tenant's, a situation that rarely ends well for the tenant.
