Applying as a Collective
A group application is a single rental application submitted by two or more unrelated individuals who intend to share a property as housemates (woningdelers). This is a common scenario for students, young professionals, and anyone looking to make living in an expensive city more affordable. However, from a landlord's and a municipality's perspective, house sharing is a far more complex arrangement than a tenancy by a single person, a couple, or a family. Consequently, group applications are subjected to a higher level of scrutiny, face more restrictions, and involve a critical legal structure that all members of the group must understand.
The Landlord's and Municipality's Hurdles
Many landlords are inherently hesitant to rent to groups. Their concerns often revolve around:
- Higher Turnover: The composition of the group may change frequently, leading to more administrative work.
- Increased Wear and Tear: The property may experience more intensive use.
- Potential for Nuisance: A perception (fairly or unfairly) that groups of young people may be noisier.
Beyond the landlord's personal preference, many municipalities in the Netherlands have strict regulations for house sharing. In cities like Amsterdam and Utrecht, a landlord often needs a specific house-sharing permit (omzettingsvergunning or woningdeelvergunning) to legally rent a property to a group of three or more unrelated people. These permits are often difficult to obtain and are subject to specific rules about noise insulation and room sizes. As a result, the supply of legally shareable properties is severely limited, and many landlords simply refuse to consider group applications to avoid the regulatory hassle.
Screening and Joint Liability
When a landlord does consider a group application, the screening process is rigorous. Each member of the group will typically be screened individually, and they must all pass the income and background checks. The collective income requirement is often higher than for a family. For example, a landlord might require the group's total gross income to be 4x or 5x the total rent.
The most critical aspect of a group rental contract is the concept of joint and several liability (hoofdelijke aansprakelijkheid). This is a standard clause in almost all group leases. It means that each individual tenant is held legally responsible for the entirety of the rent and the full cost of any damages, not just their personal share. If one housemate fails to pay their portion of the rent, the landlord can legally pursue any of the other housemates for the full amount. If one housemate causes significant damage, the landlord can deduct the cost from the entire group's shared deposit. This is a profound legal commitment that many friends entering into a house share do not fully appreciate.
