The Golden Rule of the Free Sector
The inkomenseis (income requirement) is the single most important financial hurdle a prospective tenant must clear when applying for a property in the Dutch free rental sector. It is a strict, formula-based assessment used by landlords and real estate agents to minimize their risk of non-payment. In a market with massive over-subscription, landlords can afford to be extremely rigid in their application of these rules, often leading to significant frustration for otherwise excellent candidates.
While every landlord can set their own specific requirement, a market standard has emerged that is used by nearly all professional agencies. The rule is almost always based on gross income (before taxes):
- The Standard Rule: A tenant's gross monthly income must be between 3 to 4 times the basic monthly rent. For an apartment with a rent of €2,000, this means the applicant must prove a gross monthly income of at least €6,000 to €8,000.
- Joint Applications: For couples or partners applying together, the second income is often not fully counted. A common policy is to count the higher income for 100% and the second, lower income for only 50%. However, some more progressive agencies are now counting both incomes for the full 100%.
The Focus on Income Over Assets
A crucial and often frustrating aspect of the Dutch system, especially for expatriates, is its intense focus on verifiable, recurring income from employment. Landlords and agents are notoriously reluctant to consider a tenant's personal wealth or savings, even if they have enough cash in the bank to pay the rent for several years. The inkomenseis is not a test of wealth; it is a test of stable, monthly cash flow from a job. This creates major barriers for freelancers (ZZP'ers), entrepreneurs, and individuals who are between jobs but have significant assets. They often fail to pass this rigid, formulaic test, despite being financially secure.
