Why Landlords Demand a Guarantor (Borgsteller)
In the risk-averse world of Dutch real estate, landlords and agents rely on strict criteria to weed out potentially unreliable tenants. The most common of these is the income requirement (inkomenseis), a rigid rule that typically demands a prospective tenant's gross monthly income be three, four, or even five times the basic monthly rent. This presents an immediate and insurmountable barrier for a huge segment of the population, including students, recent graduates, freelance workers, and those in the early stages of their careers. Without a long history of high, stable income, these applicants are seen as a financial risk.
To mitigate this perceived risk, landlords demand a guarantor (borgsteller). This is their insurance policy. A guarantor is a third party—almost always a parent or close family member—who co-signs the rental agreement and legally pledges to cover the tenant's financial obligations if they default. The requirement for a guarantor has become standard practice, particularly in the competitive housing markets of the Randstad. If you are a young person or an expat without a long-standing Dutch employment record, you should expect to be asked for a guarantor. It is not an unusual request; it is a routine part of the application process for a large portion of renters.
The Guarantor's Legal Obligation: A Serious Commitment
Acting as a guarantor is not a mere formality or a character reference; it is a significant and legally binding financial commitment. By signing the guarantee agreement (borgstellingsovereenkomst), the guarantor becomes legally liable for the tenant's rent arrears. If the tenant misses a payment, the landlord has the full legal right to demand that money directly from the guarantor. This is not a request; it is a legal claim. The liability extends to the full amount of the unpaid rent, plus any administrative or collection fees stipulated in the contract, and any legal costs the landlord incurs while chasing the debt.
Furthermore, landlords impose their own strict requirements on who can even qualify as a guarantor. It's not enough for your parents to simply be willing. The guarantor must typically reside and work within the Netherlands. This is a major stumbling block for many international students and expats whose parents live abroad. Additionally, the guarantor themselves must meet the high income requirements of the property. For example, if the rent is €1,500 and the income requirement is 4x the rent, the guarantor must prove they have a gross monthly income of at least €6,000. This dual set of requirements—Dutch residency and high income—makes finding a suitable guarantor a significant challenge for many.
Red Flags and Contractual Details
Before signing a guarantee agreement, the guarantor must read the document with extreme care. The scope of the liability can vary. A standard agreement limits the guarantor's liability to only the rent payments. However, some landlords try to insert clauses that make the guarantor liable for damages to the property as well. This dramatically expands the potential financial risk, making the guarantor responsible for any deductions from the security deposit. The legality of these expanded liability clauses is a grey area and should be viewed with extreme skepticism.
Another critical detail is the duration of the guarantee. Does the guarantee only apply to the initial fixed term of the contract, or does it extend indefinitely if the contract becomes a rolling, indefinite-term lease? The contract should be explicit on this point. For expats working for large international companies, a powerful alternative is a company guarantee. Many corporations, as part of their relocation packages, will formally act as a guarantor for their employee's rental contracts. This is a very strong card to play in the application process, as landlords view a major corporation as the ultimate low-risk guarantor.
