LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
Luntero
A single rental price where the landlord is responsible for most property expenses, a structure viewed with suspicion in the Netherlands.
Rental Costs
A short-stay visa that allows travel within the Schengen Area for up to 90 days, which is entirely unsuitable for long-term renting.
A citizen of a European Union member state, who enjoys the right to freedom of movement and work within the Netherlands.
An internationally recognized form of certification that validates the authenticity of a public document for use in another country.
A legally valid translation of an official document performed by a translator who has been officially sworn in by a Dutch court.
The process of converting official documents from a foreign language into Dutch or English to make them understandable and acceptable for official procedures.
A person's record of managing debt and credit in a country other than the Netherlands, which is often difficult or impossible to verify for landlords.
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An inclusive rent, often called all-in huur or inclusieve huur, refers to a rental agreement where the tenant pays a single, flat monthly fee. In this structure, which mirrors the concept of a 'gross lease' in commercial real estate, this single payment theoretically covers not just the base rent (kale huur) but also all service costs and utilities. For the tenant, this appears deceptively simple and convenient: one payment and you're done, with no worries about separate bills for energy, water, or building maintenance. It offers budget predictability, which can be very appealing, especially for short-term tenants or expats unfamiliar with the Dutch system of utilities and municipal taxes.
However, in the Dutch legal context, all-in rental contracts are a massive red flag. The law requires that a rental agreement must clearly separate the base rent from the service costs (servicekosten). This is not a mere administrative preference; it is a fundamental pillar of tenant protection. Without this split, a tenant cannot verify if their base rent is below the liberalization threshold, cannot check if the rent is fair according to the points system, and is unable to apply for housing allowance (huurtoeslag). Furthermore, they have no way of checking the annual service charge settlement to see if they have been overcharged for utilities and other services. Landlords who offer all-in contracts are often either ignorant of the law or, more cynically, are intentionally trying to obscure the true cost breakdown to circumvent tenant protections.
If you find yourself in an all-in rental contract, you hold a surprising amount of power. Because the contract is not legally compliant, a tenant has the right to petition the Huurcommissie (Rent Tribunal) to force a legal split of the price. The tenant can propose a reasonable base rent themselves. If the landlord disagrees, the Huurcommissie will intervene and determine a fair base rent based on the property's characteristics and legal maximums. This process often results in the official base rent being set at a level significantly lower than what the tenant was paying in total. The tribunal will also establish a reasonable advance payment for service costs.
This right is a powerful tool against landlords who use all-in pricing to overcharge. It's a clear example of how the Dutch system, despite its complexities, provides strong recourse for tenants who are aware of their rights. Therefore, while the simplicity of an inclusive rent might seem attractive at first glance, a discerning tenant should view it with extreme caution. Always insist on a contract that provides a clear, transparent breakdown of kale huur and servicekosten. A landlord who refuses to provide this is not a landlord you want to be dealing with.