Finding Legit Listings: Portals, Agents, and Avoiding Scams

Introduction

This chapter teaches you how to find genuine Dutch rental listings, evaluate portals and agents, and avoid scams. You’ll learn how to verify a landlord or agency, read between the lines of ads, check if the asking rent is legal under the Woningwaarderingsstelsel (WWS) points system, and what to do if something feels off.

Why it matters: listings are plentiful, but your time, BRP registration, deposit, and personal data are valuable. Understanding the rules can save thousands of euros, prevent identity theft, and stop you from signing an illegal or unfair contract. Throughout, we’ll show where Luntero—our Dutch rental listing aggregator—can save you time by centralizing reputable ads and surfacing red flags.

Result: by the end, you’ll know exactly where to search, how to screen a listing or agent, and how to act if something is wrong.

The Dutch Landscape at a Glance

Dutch rental law has been overhauled recently. Three changes matter most when you’re comparing listings:

1. Fixed-term contracts mostly abolished Since 1 July 2024, indefinite (permanent) rental contracts are the norm again. Exceptions exist (e.g., student contracts) but a “12-month max, no extension” deal is largely not allowed for new tenancies.

2. Affordability rules expanded The WWS points system now also regulates much of the mid-market. Around 144–186 points is the middle segment with rent caps (2025: roughly €900–€1,185), and 186+ points may be liberalised (free sector). Municipalities may enforce this via the Good Landlordship Act.

3. Good Landlordship Act (Wet goed verhuurderschap) In force since 1 July 2023, this sets baseline rules for landlords and agents (e.g., max 2 months’ deposit, transparent selection, no discrimination, municipal reporting points).

Takeaway: a listing must align with these rules. Where it doesn’t, you have strong tools—often free—to push back.

Where to Look: Portals, Agents, and Luntero

Portals

You’ll find listings on national portals, regional sites, and social spaces. Portals vary in moderation standards and anti-fraud controls. Luntero aggregates reputable portals and filters out obvious duplicates, saving you time. It also adds helpful context (e.g., deduced city and neighbourhood) so you can compare location value side-by-side.

Pros of portals

• Large inventory and quick alerts.
• Easier to compare value across neighbourhoods with Luntero’s cross-portal view.
• Public exposure discourages illegal “double fees”.

Cons

• Speed matters; good homes go fast.
• Occasional fake or recycled ads on lesser-known sites.

Pro Tip: Use Luntero to set multi-portal alerts by budget, points band (social/middle/free), and commute time. You’ll see realistic stock without juggling ten tabs.

Agents (Makelaars & Verhuurders)

Reputable agents can save you time, pre-screen your dossier, and manage viewings. Look for NVM, VBO, or VastgoedPRO membership—while not required by law, these associations enforce codes of conduct and complaint procedures.

Legal Tip: No “double” brokerage fees. If an agent already acts for the landlord or advertises the home publicly, they cannot charge the tenant “bemiddelingskosten”—whatever name they give it (admin, contract, keys, etc.). This ban sits in Civil Code 7:417(4) and is confirmed by the government and the Dutch competition authority (ACM). If you paid anyway, you can reclaim.

Social Housing vs. Private

Social housing (via housing corporations) is allocated through municipal systems and waiting lists; mid-market and free sector homes are found on portals and through agents. In some cities you may need a huisvestingsvergunning (housing permit) for certain affordable or mid-market homes. Check local rules (e.g., The Hague).

What “Legit” Looks Like: The Checklist

Use this quick triage before you share documents or pay anything.

A real listing usually has:

• A full street name or viewable neighbourhood.
• Photos that match the city/building style.
• A reachable Dutch phone number + office address.
• Consistent rent/service-cost details and WWS hints (points band, energy label).
• A viewing offered before any payment.

A real agent/landlord usually:

• Is findable in the KVK (Chamber of Commerce) and has a verifiable office address.
• Can name the property’s WOZ year or energy label and knows the WWS situation.
• Uses a contract consistent with current law (indefinite term; reasonable deposit; selection protocol).

Scam Alert: up-front payment “to secure a viewing,” pressure to decide today, refusal to video-call, “owner abroad using a shipping company,” requests for crypto or money transfer services, and stolen photos are classic markers. The Fraudehelpdesk and police warn against paying before you’ve viewed and verified.

Verifying a Listing, Step by Step

Follow these steps to protect your time and deposit.

1. Address check (existence & details) Look up the address in the BAG Viewer to confirm the home exists, its type (self-contained or not), and surface.

2. Owner check (optional but powerful) For a small fee, get Kadaster ownership info to see who owns the property. A genuine landlord can explain any mismatch (e.g., a property manager).

3. Agent check Search the agency in KVK. Does the legal entity on the listing match the KVK entry? Do phone and address match?

4. Points & price sanity Use the Huurcommissie rent check to estimate WWS points and a legal max rent. If the asking rent exceeds the cap for its points band, you may be entitled to reduction.

5. Contract preview Ensure the contract is indefinite unless an exception applies (e.g., student). Check deposit ≤ 2 months and a clear service-costs clause.

6. Viewing first, then paying Never pay a deposit or first rent before a viewing and ID/company checks. The police and Fraudehelpdesk explicitly warn against pre-payments.

Pro Tip: Luntero’s aggregator view helps you spot re-posted or copy-pasted ads across sites. Duplicates, altered prices, or different contact details are red flags.

Understanding the WWS (Points) and Price Caps

The Woningwaarderingsstelsel is the backbone of fair pricing. It gives points for size, energy performance, amenities, and the surroundings. Points map to a maximum legal rent. In 2025:

• Social sector: up to ~143 points (max rent roughly below the €900.07 huurtoeslag ceiling).
• Mid-market: 144–186 points, with legal caps (approx. €900.07–€1,184.82 in 2025).
• ≥ 187 points may fall in the free sector, but other rules still apply.

Legal Tip: Under the Good Landlordship Act, municipalities can enforce the statutory maximum rent for regulated homes. Charging above the legal cap is prohibited.

Energy Label and Points

Energy performance contributes significantly to points. If the label is missing or invalid, the Huurcommissie can apply build-year-based points, which is often less favourable for the landlord. You can ask the Huurcommissie to verify the label if there’s “reasonable doubt.”

Legal Requirements in the Netherlands (2025)

Requirement	2025 Rule / Practice	Source
Contract type	Indefinite is the default for new tenancies (limited exceptions).
Deposit (waarborgsom)	Max 2 months’ base rent for contracts from 1 July 2023.
Rent cap (social/middle)	WWS points determine maximum rent; mid-market capped up to 186 points.
Rent increase (social)	Max 5.8% from 1 July 2025 to 30 June 2026.
Rent increase (private/free)	Max 4.5% for 2025.
Service-costs settlement	Annual statement, no later than 30 June following the year.
Broker fees	Ban on charging tenants if the agent acts for landlord or advertises publicly.
Housing permit (some cities)	Required for certain affordable/mid homes (e.g., The Hague).
BRP registration	You must register at your municipality when you move.

How to Read Listings Like a Pro

Decoding Ad Language

• “Unfurnished” often means no flooring or light fixtures. Budget for laminate and lamps.
• “Excluding G/W/E”: you’ll pay advance or direct bills for gas/water/electricity.
• “Servicekosten” must relate to real services (e.g., cleaning common areas). Landlords must settle annually and show receipts.
• Energy label and WWS hints suggest the landlord understands the law.

Calculating Value Quickly

1. Find the points band (social/middle/free) via the Huurcommissie’s rent check.
2. Compare rent to max rent for that band.
3. Estimate total monthly = base rent + average service costs + utilities.

Pro Tip: For mid-market listings, the points band is decisive. A lovely 50 m² A-label apartment near transit may fit the mid cap; a larger older flat might not.

Verifying Agents and Fees

Ask upfront:

• Are you acting for the landlord?
• Do you charge any fees to me?
• Are there “admin” or “contract” fees?

If the agent is acting for the landlord or advertises the home publicly, you owe no brokerage fee. If charged, cite BW 7:417(4) and the government/ACM guidance, then demand a refund. Keep invoices and email proof.

Pro Tip: Check membership of NVM, VBO, VastgoedPRO for extra complaint channels.

Avoiding Scams: Patterns and Protection

Common Scam Patterns

• Pay to view or pay a “reservation” before viewing.
• Owner abroad story + third-party shipping or key service.
• Too good to be true price in central areas.
• Pressure tactics: “decide in one hour.”
• External messaging only (encrypted apps) and refusal to video-tour.

Do this instead:

• View first, pay later.
• Verify KVK, check BAG, and, if needed, buy Kadaster ownership info.
• Report suspicious offers to Fraudehelpdesk or the police.

Scam Alert: Never send passport scans without watermarks and a blurred BSN. Provide ID only at viewing or contract stage and via a secure portal.

City Rules That Can Trip You Up

Housing Permits (Huisvestingsvergunning)

Cities like The Hague require a permit for some homes (e.g., up to certain WWS points or rent). If the ad says “HVV required,” plan two steps: apply online and register your move. Check your city’s page.

Good Landlord Permits

Under Good Landlordship, municipalities can require landlord permits in certain areas and sanction bad actors. In Amsterdam and Rotterdam, look for references to local verhuurvergunning rules when renting in specific districts.

Deposits, Service Costs, and BRP: The Fine Print

Deposits

• Max 2 months’ base rent (contracts from 1 July 2023).
• The contract should state when and how it’s returned. The law doesn’t fix a single deadline, but “within a reasonable time” after check-out is standard practice; keep a signed inspection report.

Service Costs

Landlords must give a yearly breakdown and supporting invoices, settling by 30 June of the following year. If they don’t, you can ask the Huurcommissie to set the amount.

BRP Registration

You must register (inschrijven) at the municipality when you move. This is your legal duty and critical for health insurance, taxes, and benefits. Landlords cannot contract out your legal duty to register.

Legal Tip: BRP registration helps prove residency if you need the Huurcommissie or court later.

Step-by-Step: If the Asking Rent Looks Too High

1. Run the rent check at the Huurcommissie (estimate points). Screenshot the result.

2. Ask the landlord/agent for the full WWS calculation and energy label.

3. Negotiate using the calculated maximum legal rent.

4. File with Huurcommissie:

   • Initial rent review: typically within 6 months of move-in, especially relevant if the home was claimed to be free sector but should be regulated.
   • Rent reduction later: possible for regulated homes if conditions fit.

5. Keep paying the contract rent while your case is pending to avoid arrears.

Pro Tip: Luntero can flag mid-market stock where the points suggest a cap. Use that as leverage to negotiate or to decide quickly on fair listings.

Step-by-Step: Disputing Service Costs

1. Request the annual statement and receipts if not provided by 30 June.
2. Compare with Huurcommissie policy lists of what counts as service costs.
3. Propose corrections to the landlord in writing.
4. Apply to Huurcommissie to set the correct amount if there’s no agreement.

Working With Agents: A Smart Script

• “Do you represent the landlord? Is the property publicly advertised?”

  • If yes, you owe no brokerage fee. Cite the Rijksoverheid Q&A and ACM guidance if pushed.

• “What’s the WWS points estimate and energy label?”

• “Is the contract indefinite? What’s the deposit?”

• “What are service costs and what do they cover?”

Pro Tip: If an agent tries to charge “contract/keys/admin fees,” ask for the legal basis in writing. Keep that email for potential refunds.

Table: Sectors and What to Expect (2025)

Feature	Social	Mid-market	Free sector
WWS points	~≤ 143	144–186	≥ 187
Rent cap?	Yes	Yes	Not by WWS, but other limits still apply
Typical 2025 rent band	Up to €900.07	€900.07–€1,184.82	Above mid cap
Annual increase cap	5.8% max	5.8% if regulated	4.5% cap set for private 2025
Permit needed?	Often	Sometimes (city-dependent)	Rare
Where to find	Municipal portals	Portals + agents	Portals + agents

Sources: WWS & thresholds; rent increase caps; permit examples.

Table: Legal Limits & Deadlines Cheat Sheet

Topic	Rule	Where it lives
Deposit	Max 2 months base rent (from 1 July 2023).
Contract type	Indefinite by default; exceptions apply.
Rent increase caps 2025	Social 5.8%; Private 4.5%.
Service costs	Yearly statement by 30 June; receipts required.
Broker fees	Ban on charging tenants in double-sided or advertised cases.
Housing permit	City-specific; check your municipality.

Table: Responsibilities — Who Does What?

Item	Tenant	Landlord/Agent
Pay rent on time	✅	—
Maintenance: minor (e.g., bulbs, small fixes)	✅	—
Maintenance: structural (e.g., roof, boiler)	—	✅
Service-costs statement	—	✅ Provide by 30 June with receipts
Energy label info	—	✅ Provide/verify label & WWS points
WWS transparency	Ask for calculation	Provide when requested
BRP registration	✅ Register promptly	— (cannot forbid)

(See Huurcommissie policy on service costs; Rijksoverheid on BRP and energy label impact.)

Regional and Cultural Insights

• Unfurnished ≠ ready to live: expect to buy flooring and light fixtures.
• Furnished should include a full inventory—check for photos and a list.
• Commuting matters: use Luntero’s location context and travel-time tools to gauge true value if you work in a different city.
• Permit culture: The Hague and some Randstad cities often need housing permits for affordable/mid homes; smaller cities may not.

If Things Go Wrong

Illegal Fees or Over-the-Cap Rent

• Collect evidence: listing screenshots, emails, invoices.
• Send a formal letter citing BW 7:417(4) (fees) or WWS maximums (rent).
• Huurcommissie: file for rent reduction or service-costs decision. Initial rent cases often have a 6-month window.
• Municipal reporting point: every municipality has a Good Landlordship desk for misconduct and discrimination.

Deposit Not Returned

If your inspection is clean and you still don’t get your deposit back, send a written demand with a firm deadline. There’s no fixed statutory pay-back date, but “reasonable time” applies. Keep the check-in/out reports and photos; courts look at these.

Red Flags vs. Green Flags (Quick Table)

Red Flag	Why it’s risky	Green Flag	Why it’s good
Pay before viewing	Classic fraud pattern	Viewing offered first	Normal Dutch practice
No KVK / fake address	Hard to trace	KVK + office address	Traceable entity
No WWS/label info	Hiding compliance	Shares WWS calc & label	Shows legal awareness
Refuses to ID on video	Identity risk	Business email + phone	Accountability
Vague “all-in” price	Service-cost abuse	Split rent vs. service costs	Easier to audit

Putting It Together with Luntero

Use Luntero to:

• Search multiple reputable portals at once, avoiding clones and stale ads.
• See neighbourhood and travel-time context (commute, amenities) to judge real value.
• Filter by price band and points band (social/middle/free) to target legal caps.
• Flag listings that likely need a housing permit and link to the city info page.

Luntero helps you spend time only on legit, fairly priced options while keeping the law in your corner.

Common Mistakes (and How to Avoid Them)

• Paying “reservation” or “key” money before a viewing. Don’t—ever.
• Assuming temporary contracts are still standard. They aren’t; check for indefinite terms.
• Ignoring WWS points. Mid-market is regulated; rents must match points.
• Not requesting service-costs breakdown. Ask and diarise 30 June.
• Accepting tenant-paid brokerage fees when the property is publicly advertised. Say no; cite the law.
• Forgetting BRP registration. It’s required; register promptly.

Key Takeaways

• Search smart: Use Luntero to compare legit ads across portals and catch duplicates.
• Verify in minutes: BAG for address, KVK for agent, Kadaster for ownership.
• Contracts: Expect indefinite terms; be wary of “fixed 12 months” unless an exception applies.
• Money rules: Deposit ≤ 2 months, service costs settled by 30 June, and no tenant brokerage fees in advertised/landlord-mandated cases.
• Price caps apply widely: WWS regulates social and much of the mid-market; use the Huurcommissie rent check.
• City extras: Some municipalities require housing permits; check before you apply.
• Scam sense: Never pay before viewing, and report fraud to Fraudehelpdesk.

Need a quick starting plan?

1. Run your search in Luntero with your budget and location.
2. Shortlist 5–8 homes.
3. For each, do BAG + KVK, skim WWS via Huurcommissie rent check, and ask for energy label.
4. View first, then decide.
5. Sign indefinite contract with ≤ 2 months deposit and clear service-costs clause.

You’re now equipped to separate signal from noise—and to rent confidently, legally, and safely in the Netherlands.