A Letter of Recommendation (or Condemnation)
A tenant reference letter, known in the Netherlands as a verhuurdersverklaring, is a document completed by a prospective tenant's current or most recent landlord. It serves as a testimonial to their conduct as a renter. In theory, it provides the new landlord with valuable insights from a third party who has direct experience with the applicant. The letter is a standard part of the documentation checklist for most real estate agencies and housing corporations. However, while it is presented as an objective reference, its actual value is highly debatable, as it is an entirely unregulated, subjective statement that can be easily influenced by the personal relationship between the tenant and their previous landlord.
What a 'Verhuurdersverklaring' Contains
Most agencies provide a standardized form for the previous landlord to fill out. The key information requested typically includes:
- Confirmation of the rental period and address.
- The amount of the monthly rent.
- A crucial statement confirming whether the tenant consistently paid the rent on time (
goedgedrag wat betreft huurbetaling).
- A statement on whether the tenant caused any nuisance or complaints (
geen overlast veroorzaakt).
- Confirmation that there are no current rent arrears.
This document must be signed and sometimes stamped by the previous landlord or property management company. A clean verhuurdersverklaring can significantly strengthen an application, while a negative one can be an immediate deal-breaker.
The Glaring Problem of Objectivity and Bias
The fundamental weakness of the tenant reference letter is its complete lack of impartiality. The content of the letter can be easily weaponized. A disgruntled landlord, perhaps unhappy about a tenant who rightfully requested frequent maintenance or initiated a Huurcommissie procedure, could provide an unfairly negative reference as a form of retaliation. The new landlord has no way of knowing the context behind a statement that the tenant was 'difficult'. Conversely, and perhaps more commonly, a landlord desperate to get rid of a problematic tenant might provide a glowing, untruthful reference simply to facilitate their departure. Because the statements are not verifiable by any independent body, the verhuurdersverklaring is often a work of fiction, written to serve the interests of the landlord providing it, not the one receiving it.
The Catch-22 for First-Time Renters
The requirement of a verhuurdersverklaring creates a classic chicken-and-egg problem for many qualified applicants. Individuals who cannot provide one are immediately at a disadvantage. This includes:
- First-time renters moving out of their parental home.
- Homeowners who have recently sold their property and are transitioning to renting.
- Expats newly arrived in the country with no Dutch rental history.
While some landlords may accept alternatives—such as a reference from a mortgage lender or a financial guarantor (borgsteller)—others may simply move on to the next applicant who can provide the standard paperwork. This turns a simple administrative requirement into a significant barrier to entry for a large group of people.
