Types of Rental Properties and Contracts

Introduction

The Dutch rental market is diverse—and fast-moving. From compact studios and classic canal-ring apartments to house shares, campus housing, short-stay, Leegstandwet permits, and even anti-squat arrangements, each choice comes with a specific legal framework, risk profile, and cost structure. This chapter explains what you can rent in the Netherlands and which contract types you’ll encounter, so you can match your needs to the right agreement and avoid costly mistakes.

Why this matters now:

• Since 1 July 2024, indefinite contracts are again the legal norm under the Wet vaste huurcontracten; temporary leases are narrowly limited to exceptions.
• Since 1 July 2024, the Wet betaalbare huur strengthened rent protection by binding the Woningwaarderingsstelsel (WWS) points system and expanding rent regulation beyond the traditional social sector; practical enforcement is fully in place from 1 January 2025.
• In 2025, maximum rent increase caps differ by sector (social, middle, and free), and landlords must provide a WWS points printout with every new lease.

If you don’t understand your property type and contract type, you risk paying an illegal rent, losing deposit money, being unable to register in the BRP, or facing early termination you didn’t expect. This chapter keeps you on solid ground.

The Landscape: Types of Rental Properties

Studios (zelfstandige woonruimte)

A studio is a self-contained unit—private kitchen, bathroom, and entrance—typically 20–40 m². Studios are popular with students and singles seeking privacy without a house share.

Pros

• Full privacy and straightforward BRP registration (municipal registration).
• Often simpler WWS rent assessment because facilities are private.

Cons

• Limited space; high € / m² in city centers.
• In top markets (e.g., Amsterdam), asking prices track the free-sector averages reported in quarterly market monitors.

Pro Tip: Check the energy label—it adds/subtracts points in the WWS and can change the maximum legal rent. If the label is missing or dated after your contract start, it may not count for points.

Apartments (appartementen)

Apartments range from one-bedrooms to spacious family homes. Many are part of an owners’ association (VvE), which sets building rules (cycling storage, balcony use, renovations).

Pros

• Suitable for singles, couples, and families; often better sound insulation.
• Clear division of private vs. common areas for service-costs accounting.

Cons

• Service costs can add €50–€150+ per month (cleaning, lighting common areas, caretaker, etc.), with an annual statement due by 1 July for the previous year.

Legal Tip: Service costs must be actual, specified, and reasonable. Dispute inflated or vague items at the Huurcommissie if your landlord doesn’t settle correctly by 1 July.

House Shares (kamerverhuur / woningdelen)

You rent a room and share kitchen/bathroom. Legally this is onzelfstandige woonruimte. Since 2025, WWS rules also guide maximum permissible rents for many shared situations.

Pros

• Cheaper than self-contained units; social environment.

Cons

• Local permits often required when 3+ adults share a dwelling (conversion/room-rental permit). Amsterdam and Rotterdam are strict: an omzettingsvergunning is typically required for 3 or more adults.
• Registration limits may apply; without the right permit, BRP registration can be refused.

Scam Alert: If a landlord can’t show the room-rental permit where required, you may not be able to register. Refusal of BRP can affect your BSN, insurance, and tax affairs.

Short-Stay & Serviced Apartments

Short-stay (weeks to a few months) is common for relocations. But beware: landlords sometimes rely on the narrow legal category “huur naar zijn aard van korte duur” (art. 7:232(2) BW) to exclude rent and eviction protections. Courts interpret this very restrictively—it mainly fits holiday accommodation or truly short, transient stays.

Pros

• Furnished, utilities included; flexible.

Cons

• Fewer protections; municipalities may ban or restrict permits. For example, Amsterdam strongly restricts “short-stay” apart from specific, permitted projects.

Legal Tip: If a “short-stay” looks like a normal residence, you may still have tenant protections despite the label. Seek advice before signing “no-protections” clauses.

Social vs. Middle vs. Free Sector (since 2025)

From 1 January 2025, classification by WWS points generally works as follows: ≤ 144 points = social (max € 879.66), 144–186 points = middle, above that threshold (roughly > € 1,184.82) = free sector. These thresholds are indexed annually.

• In social and middle sectors the Huurcommissie can enforce maximum rents. In the free sector, you can still challenge the initial rent within 6 months of contract start.

Contract Types in the Netherlands

1) Indefinite Term (onbepaalde tijd) — Default since 2024

The standard lease has no end date. A landlord can terminate only on limited statutory grounds (e.g., urgent own use, serious breach), and often only with court approval. The Wet vaste huurcontracten (1 July 2024) re-enshrined indefinite leases as the norm and restricted temporary leases to narrow exceptions (e.g., urgent target groups).

What it means for you

• Strong security of tenure.
• Annual rent increase rules apply by sector (see Legal Limits 2025 table).

2) Fixed Term / Temporary (bepaalde tijd / tijdelijk)

Formerly common (2016–2024), but now limited to exceptions after 1 July 2024. Examples: target-group contracts (e.g., for people in urgent need) or diplomatenclausule arrangements (see below). Inspect the legal basis carefully; if your situation doesn’t match an exception, the contract should be indefinite.

Risk: If a landlord mislabels a normal tenancy as “short” or “temporary” without a valid exception, tenant protections may still apply.

3) Diplomatenclausule (interim/“between lets”)

Used when an owner temporarily works or studies abroad and genuinely needs to move back in later. The clause is based on urgent own use under article 7:274 BW. It must be precisely drafted; termination typically requires proper notice and, if disputed, a court.

Legal Tip: A diplomatenclausule is not a free-for-all. It usually cannot be invoked early, only after the agreed interim period, and the owner must actually re-occupy the home. If you receive such a clause, have a specialist review it.

4) Campus Contracts (campuscontract)

Student-only leases tied to enrollment. If you stop being a student, the landlord can end the lease (with proper notice and procedure). These contracts are common with student housing providers.

5) Leegstandwet (temporary letting with municipal permit)

Allows owners to rent a vacant home (e.g., for sale) temporarily with altered protections. Typical notice: landlord at least 3 months; tenant 1 month. It requires a permit, and the municipal rules set the maximum rent for the period.

6) Anti-squat (antikraak) / property guardianship

A low-rent user agreement, not a full lease. Very limited rights; short termination notice is common. It’s cheap but unstable—a last-resort option if you need a roof, not security.

Furnished, Semi-Furnished, or Unfurnished?

Dutch listings use three terms:

• Ongemeubileerd / kaal: often no flooring, curtains, or light fixtures (“bring your own floor”).
• Gestoffeerd (semi-furnished): typically includes flooring, curtains, basic lighting, sometimes appliances.
• Gemeubileerd (furnished): fully furnished and ready to move in.

Pro Tip: If you take over floors/curtains from a departing tenant, document the condition and price in writing to avoid “double paying” later.

Legal Requirements in the Netherlands (2025 snapshot)

Topic	Rule you need to know	Source
Contract Form	Indefinite terms are the norm again since 1 Jul 2024; temporary leases only for narrow exceptions.
Binding WWS	WWS points determine max rent; since 1 Jul 2024 expanded to middle segment with full enforcement from 1 Jan 2025.
WWS at Signing	From 1 Jan 2025, landlords must give a WWS points printout with every new lease.
Sectors (2025)	Social: ≤ 144 points (≈ ≤ € 879.66). Middle: 144–186 points. Free: above ~€ 1,184.82.
Initial Rent Challenge	Free-sector tenants can challenge the initial rent within 6 months of start.
Rent Increase Caps 2025	Social: max 5% as of 1 Jul 2025; Middle: 7.7% (from 1 Jan 2025); Free: 4.1% (from 1 Jan 2025).
Deposit (Waarborgsom)	Max 2 months’ basic rent; return within 14 days after move-out (if no damages/arrears).
Agency (Broker) Fees	Forbidden to charge tenants if the agent works for the landlord (HR 2015; art. 7:417 lid 4 BW).
Service-Cost Statement	Landlord must provide an annual breakdown by 1 July for the previous year.
BRP Registration	Staying > 4 months? Register with the gemeente within 5 days of arrival.

Scam Alert: “Contractkosten”, “administratiekosten” or “sleutelgeld” charged to tenants are often illegal if they’re disguised broker fees. Ask for a legal basis in writing; if refused, walk away.

City Rules That Can Make or Break Your Plan

Room-rental permits and BRP:

• Amsterdam: converting a self-contained home into rooms for 3+ adults requires an omzettingsvergunning; the hospita exception (live-in landlord) has lighter rules.
• Rotterdam: similar conversion permits for 3+ persons.

Housing permits (huisvestingsvergunning):

• Cities like The Hague require a housing permit for certain low-rent homes (check before signing).

Short-stay restrictions:

• Amsterdam maintains tight short-stay permit regimes; do not assume short-stay is allowed.

How to Check if Your Rent Is Legal (Step-by-Step)

1. Collect inputs: floor areas, facilities (kitchen/bath), WOZ value, energy label, outdoor space, and building details. The Huurcommissie’s Huurprijscheck shows what you need.

2. Calculate WWS points for your dwelling. Points come from size, amenities, energy performance, location/extras, and WOZ value.

3. Validate the energy label: If the label was issued after your contract start, it might not count for points. In that case, a default (often lower) score applies.

4. Map points → sector and max rent: Use the Huurcommissie tables to see the maximum legal rent. In 2025, ≤ 144 points is social (e.g., around € 879.66 maximum), 144–186 is middle, above that is free sector.

5. Compare with your offered rent.

   • If above the legal max (social/middle), ask for a correction before signing.
   • In the free sector, if you suspect misclassification, you may challenge the initial rent within 6 months.

6. Get the points printout: Since 1 Jan 2025, your landlord must provide a points overview for any new lease. If they don’t, that’s a red flag.

Pro Tip: Energy label disputes can lower your legal max rent. The Huurcommissie can test the label as part of a rent case.

Disputing Rent or Service Costs (Step-by-Step)

A) Initial Rent too High?

1. Submit an aanvangshuur request to the Huurcommissie within 6 months of the start date (free sector).
2. Provide the lease, inspection photos, WOZ, energy label, and any municipal permit info.
3. The Huurcommissie reviews points and issues a binding decision (social/middle). If the dwelling was wrongly “liberalized,” rent can be reduced and overpayments refunded.

B) Annual Rent Increase

1. Check the cap for your sector (see table). Social increases are limited (and income-dependent rules may apply); middle and free sector caps are 7.7% and 4.1% respectively in 2025.
2. If the notice is defective or the percentage illegal, object in writing and seek Huurcommissie review.

C) Service Costs

1. By 1 July, your landlord must give a detailed settlement for the previous calendar year.
2. If missing, request it; if incorrect, file a service-cost dispute with Huurcommissie. Allowed items include cleaning/lighting of common areas, caretaker, and certain utilities—not generic “administration” or improvements.

Deposits, Fees, and What’s (Not) Allowed

• Deposit: Max two months’ basic rent; return within 14 days after hand-over if no damages or arrears. Deductible items must be documented (inspection report, invoices).
• Broker/agency fees: Illegal to charge tenants when the agent acts for the landlord (even if renamed “contract fee” or “administration”). Exception: if you hire a tenant’s agent (aanhuurmakelaar), you may owe that professional.

Scam Alert: Never pay “cash to secure the viewing” or “deposit before seeing the home.” Use traceable payments. If pushed, cite the broker-fee rules and walk away.

Registration (BRP), Permits & Compliance

• If you will live in the Netherlands for more than 4 months, you must register in the BRP at your municipality within 5 days of arrival (also needed for BSN, health insurance, and taxes).
• Some homes require a huisvestingsvergunning (housing permit) before you can legally occupy; The Hague is a clear example. Always check the local rules before you sign.
• House shares may require a room-rental permit when 3+ adults share (Amsterdam, Rotterdam, and others). If the property lacks the required permit, registration and even the tenancy can be at risk.

Responsibilities: Tenant vs. Landlord

Under Dutch law (Besluit kleine herstellingen), small, day-to-day repairs are the tenant’s responsibility; major repairs and structural maintenance are for the landlord.

Item	Tenant (Huurder)	Landlord (Verhuurder)	Source
Replace lightbulbs, tighten hinges, unclog simple drains	✅
Paint interior walls (light maintenance)	✅
Exterior painting, roof repairs, façade, structural issues		✅
Boiler/CV replacement, major plumbing or electrical faults		✅
Damage you caused (broken window, etc.)	✅

Pro Tip: Some landlords offer a service subscription to handle small repairs—legal, but optional. Compare cost vs. doing small fixes yourself.

Cost Guide: Typical Asking Ranges (Private Sector)

(Illustrative ranges based on 2025 free-sector market observations; actual prices vary by neighborhood, energy label, and size. For city-level trends see the Pararius huurmonitor.)

City	Studio (20–35 m²)	1-Bedroom Apt (40–60 m²)	2-Bedroom Apt (65–85 m²)
Amsterdam	€1,100–€1,650	€1,650–€2,400	€2,200–€3,200
The Hague	€900–€1,300	€1,300–€1,900	€1,700–€2,400
Rotterdam	€900–€1,250	€1,250–€1,850	€1,600–€2,300
Utrecht	€1,000–€1,450	€1,500–€2,200	€2,000–€2,800
Eindhoven	€850–€1,200	€1,200–€1,750	€1,600–€2,200

Utilities & other monthly costs (typical):

• Energy (G/E/W): €120–€250 (highly usage- and label-dependent).
• Internet/TV: €35–€70.
• Municipal taxes (waste/water): €30–€60 (often billed annually/quarterly).

Which Contract Fits Which Property Type?

Property Type	Typical Contract	Why	Risks
Studio / Apartment	Indefinite (default)	Security of tenure; predictable increases	Watch WWS points and energy label to confirm sector & max rent
House Share (Room)	Indefinite or student-linked	Lower cost; sometimes campus rules	Permits required for 3+ sharers in many cities; BRP may be refused without them
Campus Housing	Campuscontract	Linked to student status	Ends when you’re no longer a student
Short-Stay / Serviced	“Korte duur” category or permit-based	Flexibility for relocations	Very narrow legal category; fewer protections; check municipal permits
Leegstandwet	Fixed-term under permit	Owner renting during sale period	Capped period; 3-month landlord notice / 1-month tenant notice; reduced protections

How to Read (and Negotiate) a Dutch Lease

1. Identify sector & points: Ask for the WWS points printout (mandatory since 1 Jan 2025). If missing, ask why.
2. Check the indexation clause: It must respect the annual cap for your sector and specify the reference date (often 1 July for social, 1 Jan for others in 2025).
3. Deposit clause: Verify ≤ 2 months and refund within 14 days absent damage/arrears. Ask for an incoming/outgoing inspection with photos.
4. Service-costs clause: Ensure you’ll receive an annual settlement by 1 July with receipts or breakdowns.
5. Use clauses & subletting: Many VvE rules ban Airbnb/subletting. Ensure house-share permits exist if you rent a room.
6. Termination clauses: For any temporary clause (e.g., diplomatenclausule), confirm the legal ground, notice and the owner’s return plan.
7. Broker fees: If the agent represents the landlord, you don’t pay. Decline “contractkosten” etc. (same rule).

Pro Tip: If the WWS points place the dwelling in middle or social segment but the rent is higher, show the calculation and ask for a correction before signing.

Worked Example: Quick WWS Sense-Check

Imagine a 45 m² one-bedroom in Rotterdam with a small balcony and energy label C.

• Size & rooms: ~45 points (1 pt/m²).
• Facilities: kitchen, bathroom, heating, ventilation: say 30–40 points depending on quality.
• Energy: label C adds a moderate number of points.
• WOZ value: adds points depending on municipality appraisal.
• Balcony: a few extra points.

Suppose the total comes to 160 points → middle segment in 2025. If the asking rent is €1,450 basic, compare to the maximum at ~160 points. If the max is lower than €1,450, negotiate or plan to file at Huurcommissie soon after moving in (if the landlord won’t adjust).

Service Costs: What’s In / What’s Out

Usually allowed: cleaning common areas, lighting in hallways, caretaker (huismeester), certain shared utilities, furniture depreciation (if furnished), small communal maintenance. Not allowed: generic admin overhead, major maintenance, or landlord’s financing costs. If the annual settlement (due by 1 July) is missing or vague, request it in writing and involve the Huurcommissie if needed.

BRP & Your Life Admin

Registering in the BRP is essential for your BSN, taxes, health insurance, and benefits. If you will stay > 4 months, you must register within 5 days of arrival. Keep your lease and landlord permission handy for the appointment.

Pro Tip: If your landlord refuses BRP registration, that’s a compliance red flag—often linked to permit issues in house shares. Ask the municipality for advice before signing.

Common Mistakes (and How to Avoid Them)

1. Signing a “temporary” lease that isn’t allowed

   • Since July 2024, temporary is exceptional. If your profile doesn’t match, insist on indefinite.

2. Ignoring WWS points

   • The WWS now binds rents (social/middle). Ask for the points printout (mandatory since Jan 2025).

3. Overpaying deposits or fees

   • Deposit > 2 months is illegal; broker fees are usually forbidden to charge to tenants.

4. Assuming “short-stay” means no protections

   • The “korte duur” category is narrow; many so-called “short-stays” are normal leases in disguise.

5. Forgetting BRP/permits

   • Without BRP, life admin collapses (no BSN/benefits). House shares without required permits risk non-registration.

6. Accepting an energy label at face value

   • If the label post-dates your contract, it may not count for points; you might be overpaying.

Regional & Cultural Insights

• Unfurnished ≠ empty shell (often literally): plan for flooring, curtains, and light fixtures if the home is kaal.
• Stairs can be steep in older buildings; measure furniture and check for a hoist option.
• Housing permits & room-rental permits are city-specific—especially in Amsterdam, Rotterdam, The Hague, Utrecht.
• Market levels: Amsterdam is consistently the priciest; large cities show quarterly fluctuations (follow the Pararius huurmonitor for trends).

Quick Reference Tables

A) Differences Between Housing Types

Type	Private facilities	BRP friendly	Typical contract	Key risk
Studio	Yes	Yes	Indefinite	Check WWS max & energy label
Apartment	Yes	Yes	Indefinite	Service costs & VvE rules
House share (room)	No (shared)	Maybe (depends on permits)	Indefinite / student	Missing omzettingsvergunning
Short-stay/serviced	Yes	Depends on permit	Short-stay / korte-duur	Narrow legal category; fewer protections
Campus	Varies	Yes	Campuscontract	Ends when not a student
Leegstandwet	Yes	Yes	Fixed under permit	Reduced protections; notice rules

B) 2025 Legal Limits (selected)

Topic	Limit/Rule (2025)	Where to check
Deposit	Max 2 months; refund within 14 days if no issues
Rent increase (social)	Max 5% from 1 Jul 2025
Rent increase (middle)	7.7% (from 1 Jan 2025)
Rent increase (free)	4.1% (from 1 Jan 2025)
Initial rent challenge (free)	Within 6 months of start date
Service-cost statement	Due by 1 July annually
WWS printout	Mandatory at signing (new leases)

C) Responsibilities Checklist

Before signing	During tenancy	At move-out
Request WWS points printout (new lease, mandatory)	Pay rent on time; do minor repairs	Return keys; attend outgoing inspection
Confirm sector & cap	Report defects; landlord handles major repairs	Provide forwarding address; request deposit refund within 14 days
Verify permits/BRP feasibility	Keep receipts/photos for service costs	Contest unlawful deductions promptly
Reject illegal broker fees	Check rent-increase notice vs cap	Request final service-cost settlement

When (and How) to Use the Huurcommissie

• Rent too high? Use the Huurprijscheck, then file a case. WWS and energy label can lower your legal rent.
• Service costs unclear? Ask for the 1 July statement; if absent or inflated, file.
• Maintenance neglected? You can request a temporary rent reduction until serious defects are fixed. The Huurcommissie applies detailed defect policies.

Real-World Scenario: House Share in Amsterdam

You and two friends find a three-bedroom apartment. The agent says, “No worries about registration.” You check and discover that 3+ adults in Amsterdam need a conversion permit to share legally. Without it, BRP may be refused and the landlord could face enforcement. You ask for the omzettingsvergunning. The landlord admits they don’t have it. You decline, saving months of administrative headaches and potential eviction.

Real-World Scenario: “Short-Stay” in The Hague

A furnished flat is offered for 5 months at a premium, labeled “short-stay (no rent protection)”. You learn that “naar zijn aard van korte duur” is interpreted narrowly in case law—mainly holiday-like accommodation. You contact the municipality to confirm if a short-stay permit is needed; if not, you push for a standard lease or walk away.

Frequently Overlooked: Income Limits for Social Housing

If you’re applying with a housing corporation, income ceilings determine eligibility. For 2025, the government set € 49,669 (single) and € 54,847 (multi-person households) as policy thresholds for allocation; DAEB rent ceiling aligns with € 900.07. Local portals apply these in their matching rules.

Checklist: Signing Safely

• Ask for WWS points (mandatory) and check sector.
• Confirm deposit ≤ 2 months; agree on check-in/out reports.
• Refuse illegal fees (broker acts for landlord → no tenant fee).
• Check permits (house share/short-stay/housing permit).
• Verify rent-increase clause respects the 2025 cap for your sector.
• Confirm BRP feasibility (you need it within 5 days if staying > 4 months).

Common Questions

Q: Can my landlord raise the rent mid-year outside the cap? A: Not if you’re subject to the 2025 caps (social/middle/free). The cap and timing rules apply; challenge unlawful notices.

Q: The agent asks for “contract fees”—legal? A: Usually no if they represent the landlord. Cite the rule and refuse.

Q: Do I get a say on service costs? A: Yes. You’re entitled to a detailed annual statement and can dispute improper costs.

Q: We’re three friends—can we all register? A: Only if the property has the correct conversion/room-rental permit where required (e.g., Amsterdam, Rotterdam).

Key Takeaways

• Contract type matters: Since July 2024, indefinite is standard; temporary is exceptional and must meet strict criteria.
• Points rule the price: The WWS decides the maximum legal rent in the social and middle segments (and lets you test free-sector initial rents). Demand the points printout at signing.
• Mind the 2025 caps: Social 5% (from 1 Jul 2025), middle 7.7%, free 4.1% (from 1 Jan 2025). Verify every increase notice.
• Don’t overpay upfront: Deposit ≤ 2 months; refund within 14 days if all is fine. Broker fees to tenants are usually illegal.
• Permits & BRP: House shares often need permits; “short-stay” is tightly regulated; register in BRP if staying > 4 months.
• Use the Huurcommissie: For initial rent, service costs, and maintenance disputes—especially now that binding WWS applies broadly.

With the right match between property type and contract, plus a firm handle on 2025 rules, you’ll rent with confidence—and without nasty surprises.