Moving In: Checklists and Practical Tips

Introduction

Welcome to your new Amsterdam home! This chapter walks you through everything to do from the moment you receive the keys until your first month is comfortably behind you. It blends legal must-dos with practical, Amsterdam-specific tips so you protect your deposit, comply with Dutch rules, and settle in fast.

You’ll get:

• Step-by-step checklists for key handover, move-in inspection, photos & meter readings, and first-week admin.
• Clear explanations of tenant vs landlord responsibilities, service charges, rent regulation, housing permits, and BRP registration (municipal registration).
• Real-world examples, Amsterdam quirks (like district heating and unfurnished meaning really unfurnished), and common mistakes to avoid.

Why this matters: The Netherlands has strong tenant protections—but they work best when you know the process. Skipping an inspection, failing to register on time, or overlooking the points system (WWS) can cost you hundreds of euros and serious stress.

What’s new in 2025 (Amsterdam & NL)

• Rent regulation expanded & clarified: From 1 January 2025, landlords must attach a WWS points calculation to every new tenancy agreement; mid-rent tenants (144–186 points) have rent price protection and can go to the Huurcommissie.
• Segment thresholds (2025 price level): Social ≤ 143 points; mid-rent 144–186 points (typical rent up to €1,184.82); free sector ≥ 187 points. Liberalisation threshold €1,184.82 (from 1 July 2025).
• Max rent increases 2025: In regulated sectors, caps are set annually by the government (2025 rules in force).
• Housing permit (Amsterdam): From 1 July 2025, new tenants in the mid-rent segment must apply for a huisvestingsvergunning (housing permit).
• Deposit rules (national): Since 1 July 2023, deposit max. 2 months basic rent, and return within 14 days after end of tenancy (30 days if deductions).
• Smoke detectors: Mandatory on every floor of all homes; landlord must install.

Quick-Start: 24-Hour Move-In Checklist

Use this mini-checklist on day one, then dive into the detailed steps below.

1. Keys & access: Count sets, test all locks (front, mailbox, bike storage), request missing ones in writing.

2. Photos & video: Full walk-through: walls, floors, ceilings, appliances, windows, bathroom, meter readings (gas/electricity/heat/water).

3. Condition report (opleveringsstaat): Note defects; ask the landlord/manager to co-sign or confirm by email. If refused, send a dated report with photos. (Civil Code 7:224 protects you if no official move-in description exists.)

4. Safety: Verify smoke detectors on every floor; test them. Landlord must provide them.

5. Utilities:

   • Water: Register with Waternet (Amsterdam region).
   • Energy: Ensure you have an electricity/gas contract (grid operator in Amsterdam region is Liander; you still choose your supplier).
   • District heating? Check if you’re on a warmtenet; tariffs are capped annually by the ACM.

6. BRP registration: Book/register your address with Gemeente Amsterdam within the legal deadlines (see “Registrations & Permits” below).

7. Insurance: Consider contents (inboedel) and liability (aansprakelijkheid) insurance.

8. Waste & parking: Find your waste collection rules and consider a resident parkeervergunning (waiting lists exist in many areas).

The Move-In Inspection (How to Protect Your Deposit)

Dutch law expects you to return the property “as received.” If there’s no entry condition report, the law presumes you return it in the same state—strong protection for tenants. Still, make a thorough, dated record now to avoid disputes later. (Civil Code 7:224 BW.)

Step-by-Step: Professional-grade inspection

1. Before unloading boxes

   • Record a continuous video of each room (pan slowly, include ceilings/floors).
   • Take close-ups of defects (chips, mold spots, door frames, radiators).
   • Photograph appliances (inside ovens/fridges), bathroom sealant, vent filters.

2. Meters & labels

   • Photograph meter serial numbers and readings (kWh, m³, GJ for district heat).
   • Capture the energy label from the advert or landlord’s documents (landlords must provide an energy label at (re)letting).

3. Access & security

   • Count keys, test mailbox, bike storage, communal doors.
   • Note broken cylinders or warped doors.

4. Ventilation & damp

   • Check mechanical ventilation/humid spots early; note noisy units or weak extraction.

5. Shared areas

   • Photograph stairwells, lift, shared laundry, garden/bike racks (important for service charge disputes later).

6. Send the pack

   • Email the photo/video link and a defect list to the landlord/manager within 48 hours. Ask for written acknowledgment.

Legal Tip If the landlord refuses to sign a move-in report, send your dated inspection by email. Courts and the Huurcommissie value contemporaneous evidence. (Civil Code 7:224 BW.)

Understanding Your Contract, Deposit & Fees

Deposits (borg)

• Maximum: 2 months’ basic rent for contracts signed on/after 1 July 2023 (older contracts may allow up to 3).
• Return: Within 14 days after the tenancy ends (30 days if deductions; landlord must specify them).
• What can be deducted? Unpaid rent/service costs or tenant-caused damage—not routine wear & tear.

Scam Alert “Key money” (sleutelgeld) is illegal. Never pay extra just to receive keys or “secure” the home. You can reclaim such payments via the court.

Agency / mediation fees

• If a broker works for the landlord, they may not charge you mediation fees—regardless of how they label them (admin, contract, etc.). Use the ACM/ConsuWijzer template to refuse or reclaim.

Registrations & Permits (Amsterdam)

BRP (Municipal registration)

• Moving within NL: Report your new address to your municipality (change of address rules apply; typically from 4 weeks before to 5 days after moving).
• Arriving from abroad: Register in Amsterdam (first registration) within 5 days of arrival; you’ll obtain/activate your BSN.
• Landlords cannot prevent lawful registration; the municipality registers you where you actually live.

Amsterdam Housing Permit (mid-rent)

From 1 July 2025, if your home is in mid-rent (144–186 points or basic rent up to €1,184.82 at 2025 price level), you must apply for a housing permit. Check the City’s page and apply online.

What you’ll typically need

• Signed tenancy agreement, proof of income within permitted band (Amsterdam checks income fits the rent), proof of ID, and BRP registration/appointment.

Pro Tip Apply for the permit immediately after key handover to avoid fines or issues with registering all occupants.

Utilities, Heat, Internet & Mail

Water

• Amsterdam’s water provider is Waternet. Register as the new occupant and submit your meter reading promptly after move-in. (Moving home pages on Waternet explain the steps.)

Electricity & gas

• The grid operator in Amsterdam region is Liander—but you choose the supplier (Essent, Vattenfall, etc.). Arrange a contract as soon as possible; Liander advises doing this before moving so supply starts on time.

District heating (stadswarmte)

• Many Amsterdam homes use Vattenfall Warmte or other heat networks. Maximum tariffs are set annually by the ACM; your bill will reflect those caps.

Internet

• Plan ahead; installation slots can be busy. Major ISPs (e.g., KPN) have moving pages and offer technician visits if needed.

Mail forwarding

• Use PostNL Verhuisservice to forward mail and notify companies of your new address.

Waste, Parking & Local Logistics

• Waste & recycling: Amsterdam uses (often) underground containers; learn your local container points and pick-up rules on the city site.
• Resident parking: Many areas have paid parking and waiting lists for permits. Check rules, costs, and waiting lists on the city portal.
• Moving-day parking: If you need space for a truck or lift, arrange the necessary permits/dispensations and signage in advance.

Pro Tip If you’ll need a resident parking permit, apply now—even if there’s a waitlist—so your place in line starts counting.

Rent Regulation, Points (WWS) & Price Checks

The Netherlands uses a points system (Woningwaarderingsstelsel, WWS) to assess a home’s quality and set a maximum legal rent in regulated segments. Energy label, square meters, amenities, and outdoor space all add points.

2025 Segments at a glance

Segment	WWS points	Typical monthly rent cap (2025)	Rights
Social	≤ 143	Per WWS maximum	Huurcommissie can set/adjust rent; strict annual increase caps.
Mid-rent	144–186	Up to €1,184.82 (price level 1-7-2025)	Price protection & Huurcommissie jurisdiction.
Free sector	≥ 187	No WWS cap	Annual increase caps (different regime); Huurcommissie’s role limited on price.

Legal Tip For all new contracts (signed on/after 1 July 2024), the landlord must attach a WWS points calculation by 1 January 2025 at the latest (now standard practice). Use the Huurprijscheck to verify.

Quick example: sanity-checking your rent

Example home: 50 m² apartment, energy label B, balcony 4 m², private bathroom & kitchen, central heating, no lift.

• Size points ≈ 50 m² × factor
• Energy label B adds more points than D/E (exact values in Huurcommissie policy book).
• Balcony/amenities add a handful of points.
• Suppose total = 162 points ⇒ Regulated mid-rent.
• If your contract lists €1,250 basic rent, but the WWS cap for 162 points corresponds to ≤ €1,184.82 (mid-rent ceiling at 2025 price level), your rent is likely too high—you can take it to the Huurcommissie.

How to dispute rent (Huurcommissie) — Step-by-step

1. Calculate points with the Huurprijscheck and collect evidence (energy label, measurements).
2. Ask the landlord in writing to adjust the rent to the WWS maximum.
3. If refused, file with the Huurcommissie (fee applies; tenants’ fee is modest; landlords’ losing-party fee increased under new rules).
4. Outcome: If the home falls into social or mid-rent, the Huurcommissie can set a new legal rent.

Annual Rent Increases (2025)

The government sets maximum rent increase caps annually for regulated housing; private/free sector increases are capped by a different formula. For 2025, see the Rijksoverheid page summarizing the exact percentages and index used. Landlords must provide notice and respect the cap.

Service Charges (servicekosten)

What counts as service costs?

Think cleaning of common areas, lighting in shared spaces, caretaker costs, furniture/appliance depreciation in furnished lets, etc. Tenants pay actual costs (not profit). You’re entitled to an annual breakdown and settlement.

• Deadline: Landlord must provide the annual statement within 6 months after year-end (so by 30 June for the prior calendar year).
• Disputes go to the Huurcommissie; they have detailed guidance on what’s allowed and how to assess reasonableness.

Pro Tip Save receipts or notices for shared services (cleaning frequencies, elevator maintenance). If charges look high, compare year-over-year and request the underlying invoices.

Who Fixes What? (Maintenance & Repairs)

Dutch law divides repairs into small/day-to-day tasks (tenant) and major repairs (landlord). The official list of tenant-responsible “kleine herstellingen” is binding.

Responsibilities at a glance

Item / Issue	Tenant’s job	Landlord’s job	Source
Small fixes (tighten hinges/handles, replace tap washers, unclog internal drains, repaint interior)	✔
Major repairs (exterior painting, new boiler, structural issues)		✔
Ventilation filters	✔ replace/clean regularly
Smoke detectors	Test & replace batteries	Install/provide devices
Common areas lighting		✔ (via service costs)

Legal Tip The Besluit kleine herstellingen lists tenant-responsible tasks and is dwingend recht (mandatory law). Contracts cannot override this to your detriment.

Amsterdam Quirks to Know

• “Unfurnished” often means no flooring, light fixtures, or curtain rails. Budget time/money the first week.
• Stadswarmte (district heating) is common; you won’t pick a gas supplier if there’s no gas connection. Tariffs follow ACM caps.
• Parking: Many central districts have long waitlists; apply early and consider P+R or garage subscriptions.
• Housing permit for mid-rent (from 1 July 2025).

First-Week Admin: The Complete List

1) Confirm your WWS points & rent

• Request the WWS printout from your landlord (mandatory for new contracts).
• Run your own Huurcommissie Huurprijscheck.

2) Register with Amsterdam

• BRP: Book or complete your registration (from abroad: IN Amsterdam pathway).
• Housing permit (mid-rent): Apply if your home falls in 144–186 points or up to €1,184.82 basic rent.

3) Utilities

• Waternet: Register and submit readings.
• Energy: Start your electricity/gas contract with your preferred supplier; ensure seamless start-date (Liander reminder).
• District heat: If applicable, confirm supplier account.

4) Insurance

• Contents & liability insurance are strongly recommended (not mandatory but common).

5) Waste & parking

• Learn your local container locations.
• Apply for a resident parking permit or alternatives.

6) Mail & address updates

• Activate PostNL Verhuisservice to forward mail and inform companies.

Budgeting: Typical Monthly Costs (Amsterdam apartment, guideline)

Cost item	Typical range (per month)	Notes
Basic rent (1-bed inner ring)	€1,150–€1,700	Wide range; check WWS segment & cap.
Service costs	€40–€200	Depends on building services (cleaning, lighting, lift, caretaker).
Electricity & gas (or electricity only + district heat)	€120–€220	Usage, insulation & tariffs vary; heat networks billed separately.
District heating (if applicable)	€60–€180	Subject to ACM maximums.
Water (Waternet)	€10–€25	Household size dependent.
Internet	€35–€60	Fiber or copper availability varies by building.

Ranges are indicative only. Always check your building’s metering (individual vs shared) and appliances’ efficiency (energy label).

Service Costs: What You’ll See on the Annual Statement

A compliant settlement (due by 30 June for the prior year) typically shows:

• Overview of actual costs per category (cleaning, electricity in common areas, lift maintenance, caretaker).
• Allocation method (per m², per apartment, or per meter).
• Advance payments vs actuals and balance due/credit.

If you don’t receive a settlement on time, or costs look unreasonable, you may challenge service costs at the Huurcommissie.

Move-In Day: Room-by-Room Photo List

Hallway & doors: floor damage, scuff marks, lock alignment, intercom. Living room: walls/ceilings, double glazing seals, radiators/thermostatic valves. Kitchen: countertop edges, cabinet hinges, extractor filters, appliance condition. Bathroom: silicone seals, grout, ventilation, water pressure/temperature. Bedroom(s): window frames, blinds/rails, wall anchors. Balcony/outdoor: railings, decking, drains. Storage/bike room: access door and any existing shelves/fixings.

Pro Tip Name files by room_date_issue (e.g., “kitchen_2025-08-12_scratch-counter.jpg”) and store them in a shared folder with your landlord/manager CC’d.

Common Move-In Mistakes in Amsterdam

1. Not checking heating type (gas vs district heat) and signing a gas contract you can’t use.
2. Ignoring smoke detectors—they are mandatory and must be installed by the landlord. Test them.
3. No inspection documentation—without photos, deposit disputes get messy.
4. Missing the housing permit (mid-rent) from 1 July 2025—this can affect BRP registration and result in fines.
5. Overpaying “fees”—agency double charges or key money are unlawful.
6. Assuming “unfurnished” includes basics—often you must install flooring and light fixtures yourself.

Troubleshooting & Red Flags

Scam Alert: Fake landlord listings Never pay deposits or first month’s rent before viewing and verifying the landlord/agent. Amsterdam police report active rental fraud cases (fake keys/ads).

Scam Alert: “Administration” or “contract” fees If the agent represents the landlord, you don’t pay mediation fees—whatever the label. Use the ConsuWijzer template to reclaim.

Legal Tip: Service costs If you don’t receive an annual settlement by 30 June, write to your landlord; if they don’t comply, file with the Huurcommissie.

Pro Tip: Dispute strategy Keep communications in writing (email). For repairs, cite the Besluit kleine herstellingen when a landlord tries to shift major repairs onto you.

Tables You’ll Use Again

Legal Requirements & Where They Come From

Requirement	What it means for you	Source
Smoke detectors	Landlord must install on every floor; you test/maintain.
Deposit cap	Max 2 months (contracts ≥ 1-7-2023); return ≤ 14 days (≤ 30 if deductions).
Agency fees	If agent works for landlord, you don’t pay mediation fees.
WWS points	Landlord must provide points calc for new contracts; mid-rent regulated up to 186 points.
Rent increases	Annual caps set by government; check 2025 limits.
Service charge statement	Annual settlement within 6 months after year-end.
BRP registration	Register address with municipality (5-day rule around arrival/relocation).
Amsterdam housing permit (mid-rent)	From 1 July 2025: new mid-rent tenants need permit.

Tenant vs Landlord Responsibilities (selected)

Category	Tenant (you)	Landlord
Small repairs (e.g., tap washer, interior paint)	✔
Major repairs (e.g., boiler replacement, exterior paint)		✔
Smoke detectors	test/batteries	install/provide
Common areas (lighting, lift)	via service charges	maintain

Your First-Month Timeline (Recommended)

Day 0–2

• Inspection photos/video; send defects list.
• Set up water/energy/heat; book internet appointment.
• Test smoke detectors.

Day 3–7

• BRP registration steps (or appointment booked).
• If mid-rent, submit housing permit application.
• Buy/install flooring, lighting, curtains (if unfurnished).
• Start PostNL Verhuisservice.

Week 2–3

• Review WWS points, run Huurprijscheck; query landlord if discrepancy.
• Confirm content/liability insurance in force.

Week 4

• Save all bills and meter photos in a “Move-in 2025” folder.
• Note any unresolved defects and send a follow-up email.

Frequently Asked Practical Questions

Can my landlord forbid me to register (BRP)? No. You must register where you live; the municipality registers you at your actual address. See Amsterdam and Netherlands guidance for timing and process.

What if the energy label is missing? Landlords must provide an energy label at (re)letting; it also affects WWS points. Ask for it in writing and keep the response.

I didn’t get a WWS sheet. For new contracts, the points calculation must be provided; ask the landlord or use the Huurprijscheck and escalate if needed.

I think my rent is too high. What’s the deadline? In regulated categories (social/mid), you can ask the Huurcommissie to set the rent based on WWS; see their sector-specific guidance.

Appendices

A. Move-In Email Template (Defects & Evidence)

Subject: [Address] – Move-in inspection & defects (photos attached) – [Date] Dear [Landlord/Manager], Following today’s key handover, please find attached our dated photos/videos and a list of pre-existing defects. We request confirmation that these items are noted as not tenant-caused. Kindly share the WWS points calculation (required for new contracts) and the property’s energy label. Best regards, [Your name]

B. Small Repairs You’re Usually Responsible For

• Tighten/replace handles and hinges; replace tap washers; unclog internal drains; repaint interior walls; replace ventilation filters; minor garden tasks. (Full list in Besluit kleine herstellingen.)

Key Takeaways

• Document everything on day one (photos/video + defect list). Civil Code 7:224 backs you if there’s no formal entry report.
• Know your segment: Social (≤ 143 pts), mid-rent (144–186 pts), free (≥ 187 pts). Mid-rent has price protection; landlords must provide a WWS printout with new contracts.
• Deposits are capped (2 months) and must be returned within 14 days (or 30 if deductions).
• Smoke detectors are mandatory and must be installed by the landlord. Test them yourself.
• Service charge statements are due by 30 June each year; challenge unreasonable costs at the Huurcommissie.
• Amsterdam mid-rent tenants (from 1 July 2025) need a housing permit—apply immediately after moving in.
• Never pay key money; challenge agency “double” fees via ConsuWijzer.
• Register your address with the municipality on time; it affects taxes, benefits, and services.

Sources & Further Help

• Rijksoverheid (Government of the Netherlands): rent caps, deposits, small repairs, smoke detectors, extra costs.
• Huurcommissie (Rent Tribunal): WWS points, rent checks, service cost disputes, 2025 changes.
• Volkshuisvesting Nederland: deposit rules, mid-rent info, thresholds, and return timelines.
• Gemeente Amsterdam: housing permit (mid-rent), BRP registration, parking permits, waste info.
• ACM: district heating maximum tariffs.
• Waternet: water account & meter readings.
• PostNL: mail forwarding (Verhuisservice).

Luntero keeps this guide current with the latest official rules. For case-specific advice, contact the Juridisch Loket or a tenancy lawyer, and consult the Huurcommissie for rent/service-charge issues.