The Two Pillars of Trust: Landlord and Employer
When a landlord in the Netherlands assesses your rental application, they are essentially trying to answer two questions: will you pay the rent on time, and will you be a responsible, low-maintenance tenant? To answer these, they rely on two key types of references. The first is the previous landlord reference (verhuurdersverklaring). This is a formal document, or sometimes an informal letter, from your most recent landlord. Its purpose is to confirm that you were a tenant in good standing, that you consistently paid your rent on time, and that you did not cause any significant problems or nuisance (overlast). This reference is meant to provide a track record of your behavior as a tenant. However, its value is often debated. In a market with high demand, these documents can be easily forged, and savvy agents are aware of this. Furthermore, if your relationship with your previous landlord was poor—perhaps justifiably so—obtaining a positive reference can be impossible, putting you at a distinct disadvantage.
The second, and arguably more important, reference is the employer reference (werkgeversverklaring). This is not just a letter; it is a highly standardized and crucial document in Dutch financial life. It's a form, completed and signed by your employer, that provides a detailed snapshot of your employment situation. It confirms your job title, your start date, your gross annual income (including any holiday allowances or bonuses), and, most critically, the nature of your employment contract—whether it is permanent (vast contract) or temporary (tijdelijk contract). This document serves as the primary evidence for the landlord that you meet their strict income requirements. Unlike the landlord reference, the werkgeversverklaring is taken very seriously as it is a formal document from a registered company. For many landlords, a solid employer reference is more valuable than any other part of the application.
Navigating Reference Requests Without a Dutch History
For expats, international students, and first-time renters, the demand for these specific Dutch references presents an immediate challenge. If you are new to the country, you will not have a previous Dutch landlord to provide a verhuurdersverklaring. In this situation, you have a few strategic options. You can try to provide a reference from a landlord in your home country, although its impact may be limited due to the agent's inability to easily verify it. A more effective strategy is to proactively address the perceived risk. This can be done by offering to pay a larger security deposit (within the legal limits of two months' basic rent) or, most effectively, by providing a guarantor (borgsteller). These actions demonstrate financial security and can compensate for the lack of a local rental history.
Similarly, if you are just starting a new job, you may not have been at the company long enough for HR to be familiar with the werkgeversverklaring process. In this case, your signed employment contract (arbeidsovereenkomst) becomes the central document. It contains all the essential information a landlord needs: your salary, contract type, and probation period (proeftijd). A signed contract from a reputable company is a powerful tool. You should present this as your primary proof of financial stability. Being prepared with these alternative documents and strategies is key to overcoming the hurdle of not having a standard Dutch reference portfolio.
In 2025, the concept of a 'reference' extends far beyond paper documents. You must assume that any potential landlord or real estate agent will conduct a basic online search for your name. Your digital footprint—your public profiles on LinkedIn, Facebook, Instagram, and other social media—serves as an unspoken character reference. A well-curated LinkedIn profile that matches the details of your employment contract adds a layer of credibility. Conversely, public social media profiles filled with unprofessional content, endless party photos, or aggressive comments can be a silent application killer. A landlord choosing between two financially identical candidates may well be swayed by the one who presents a more mature and stable online persona.
Before you begin your housing search, it is a wise and necessary step to audit your own digital footprint. Google your own name and see what comes up. Review the privacy settings on your social media accounts and consider making them private, or at least curating them to present a responsible image. This is not about being fake; it's about professional presentation. In a fiercely competitive rental market, you cannot afford to be disqualified because of a public post from five years ago. Your online presence is part of your application package, whether you intend it to be or not.
