Introduction to Student Housing in the Netherlands

Introduction

Welcome to the Student Housing Guide to the Netherlands. This opening chapter gives you a complete overview of how renting works here—what types of accommodation exist, how prices are set, which rules protect you, and how to avoid common pitfalls. It’s written for both Dutch students and internationals, with plain explanations of Dutch terms and procedures.

Why this matters: the Dutch rental market is tight, rules change frequently, and new laws from 2024–2025 altered contracts, rent caps, deposits, and enforcement. If you understand the system, you can spot fair offers, claim your rights, and budget smarter. If you don’t, you risk overpaying, signing the wrong contract, or missing benefits like housing allowance. Key changes include the Wet betaalbare huur (Affordable Rent Act) which extends rent regulation and makes the points system (WWS) enforceable, the Wet vaste huurcontracten which makes indefinite contracts the norm again, and deposit limits and service-cost rules that landlords must follow.

How the Dutch rental system works (2025 snapshot)

Three market segments

Dutch rentals are broadly split into:

• Social sector (regulated): usually housing corporations; rents are set by the woningwaarderingsstelsel (WWS, points system).
• Middenhuur (mid-rent): since 1 July 2024, many additional homes fall under mandatory WWS up to 186 points (with a rent ceiling indexed annually).
• Vrije sector (free market): homes above the liberalisation threshold (2025: start rent above €1,184.82 or 187+ points) where initial price is free but annual increases are capped.

Why you care as a student: Many student studios and rooms are in the regulated or mid-rent band, which means there’s now a legally enforceable maximum rent tied to points (size, energy label, amenities, WOZ value). For rooms (onzelfstandige woonruimte), the WWS also applies and landlords must attach a points count to new contracts.

Contract types

As of 1 July 2024, fixed (indefinite) contracts are standard again. Temporary contracts are only allowed for specific groups, which include students, with a maximum of two years for independent housing. Existing temporary contracts made before July 2024 continue until their end date.

Deposits, service costs, and enforcement

Since 1 July 2023, security deposits are capped at two months’ base rent, with strict rules for what may be deducted and when refunds are due. From 2025, municipalities and the Huurcommissie (Rent Tribunal) have stronger roles enforcing points-based pricing and service-cost transparency; landlords must provide a points print-out with new contracts.

Housing options for students

1) Student housing corporations (e.g., DUWO, SSH, Idealis)

Non-profit providers allocate rooms (kamers), studios, and shared apartments via local platforms. Pros: regulated prices, clear maintenance, student-oriented contracts. Cons: waiting lists in big cities.

2) Private rooms in shared houses

You rent a room and share kitchen/bathroom. The room points system applies, with a maximum legal rent based on size, shared facilities, energy label, and the building’s WOZ value. Landlords must be able to show the points calculation.

3) Private studios and apartments

Studios (self-contained) may fall under social/mid-rent regulation up to 186 points; above that you’re in the free sector. Even in the free sector, the annual increase is capped (see below).

4) Hospita rooms (in the landlord’s home)

Renting from a hospita (landlord who also lives there) has unique rules: historically there’s a 9-month probation period during which termination is easier; a new law is being consulted in 2025 to modernise hospita contracts (max 5 years, 9-month probation, streamlined termination rules). Always confirm the current local and national rules at signing.

5) Short-stay/student hotels and anti-squat (antikraak)

Short-stay can be expensive but flexible. Anti-squat is very cheap but offers the weakest housing rights and short notice periods—rarely ideal for exams or internships.

Typical costs and budgeting

What students usually pay:

• Base rent (kale huur): determined by WWS or market segment.
• Service costs: e.g., cleaning of common areas, caretaker, shared utilities (strictly defined by policy).
• Private utilities/internet: if not included, budget separately.
• Municipal taxes: sometimes billed to occupants (e.g., waste levy, water authority).
• Deposit: up to 2 months base rent (legal maximum).

Pro Tip: Ask upfront whether the rent is all-in or excl. g/w/l (gas/water/light). All-in rents must still provide a breakdown on request, and service costs need an annual statement by 30 June for the previous year.

Market reality check (mid-2025)

In Q2 2025, new free-sector listings saw an average rent of ~€20.06 per m² per month nationwide, with supply down ~36% year-on-year—competition is fierce, especially in Amsterdam, Utrecht, Rotterdam, and The Hague. Expect higher €/m² in core cities and for furnished units.

Example: a 25 m² studio at €20.06/m² is roughly €501 base rent before service costs and utilities. In core cities, €/m² is typically higher; check current city-level data while you search.

Legal requirements and 2025 rule changes (student-focused)

Requirement / Rule	What it means in practice	Source
Points system (WWS) mandatory	Up to 186 points = regulated/mid-rent with a maximum legal price. Landlord must provide a points print-out with any new contract.
Contract type	Indefinite contracts are the default again from 1 July 2024; temporary only for specific groups (incl. students) up to 2 years.
Deposit	Max 2 months’ base rent (since 1 July 2023); refund deadlines and permitted deductions strictly limited.
Service costs	Annual statement due by 30 June for the prior calendar year; must follow Huurcommissie policy lists.
2025 rent increases	Free sector max 4.1%; Mid-rent max 7.7%; Social sector from 1 July 2025 generally max 5% (income rules may allow more).

Understanding the points system (WWS)

What are points?

The WWS assigns points for size, amenities, WOZ value, energy label, and location. Each point corresponds to a euro value; together they set the maximum legal base rent. This applies to self-contained homes and rooms (onzelfstandige woonruimte). From 2025, landlords must supply the points sheet at the start.

Rooms vs. studios

• Room (onzelfstandig): you share kitchen and/or bathroom; max rent based on room WWS (use the Huurcommissie calculator).
• Studio (zelfstandig): own lockable entrance, own kitchen and WC (and since 1 March 2024 also an own shower/bathroom); eligible for huurtoeslag if the rent and income meet thresholds.

Step-by-step: check your maximum rent

1. Gather data: room size, shared area sizes, energy label, address WOZ value.
2. Use the Huurcommissie Huurprijscheck (separate tools for rooms and self-contained homes).
3. Compare outcome with your base rent.
4. If your rent exceeds the maximum, ask the landlord to correct it (attach the points print-out).
5. If unresolved, follow the Huurcommissie route (see process below).

Legal Tip: From 1 January 2025, a points count is obligatory with every new contract. If it’s missing, request it in writing—it’s your evidence if the rent is too high.

Registration (BRP), BSN, and DigiD

All students staying more than 4 months in the Netherlands must register at the municipality (BRP). You’ll receive a BSN (citizen service number), needed for a bank account, taxes, and jobs. Universities often organise registration days; you should register as soon as possible after arrival.

Pro Tip: A landlord cannot refuse your legal BRP registration. If you have difficulties (e.g., the landlord withholds permission), contact the municipality; they can advise solutions such as a temporary procedure. The legal duty to register rests on you when staying >4 months.

City permits and local rules

Some cities require a tenant housing permit (huisvestingsvergunning) for lower-rent homes or specific areas. Always check municipal sites before signing. For example, The Hague has explicit permit rules and income conditions for certain rent levels. Rotterdam, Utrecht, and others have similar schemes.

Pro Tip: If a listing mentions “huisvestingsvergunning nodig,” ask the agent to confirm who must apply (you, the landlord, or both) and how long it takes. A permit issue can delay move-in.

Deposits and payments (what’s fair and what’s illegal)

• Maximum deposit: 2 months’ base rent (kale huur).
• Refund: landlord must return the deposit within 14 days after the tenancy ends (or within 30 days when deducting allowed costs).
• Allowed deductions: unpaid rent, service costs, tenant-caused damage, energy performance fees (if applicable). Admin fees and unrelated charges may not be deducted.
• Written specification: landlord must provide a detailed statement for any deductions.

Never pay “bemiddelingskosten” (agency fees) to a broker who also acts for the landlord—this is generally prohibited. Ask for a proper invoice for any one-off costs and compare with the legal framework.

Service costs: what can be charged and how you audit them

Service costs are specific, recurring costs above base rent (e.g., cleaning shared areas, housekeeper, shared utility meters). The Huurcommissie issues policy rulebooks and forms that set what’s allowed and how to specify it. Landlords must send the annual statement by 30 June for the previous year. If you disagree, you can dispute the amount at the Huurcommissie (timelines apply).

Legal Tip: Ask for the new “Specificatieformulier Servicekosten” if your invoice is unclear; it’s designed to make charges transparent and is in plain language.

Rent increases in 2025

• Free sector: max 4.1% (linked to the lowest of inflation vs. wage growth + 1 pp rule).
• Middenhuur: max 7.7% (linked to wage growth + 1 pp).
• Social sector: from 1 July 2025, generally max 5% (some income-dependent higher caps apply). In all segments, the rent may not exceed the WWS maximum after the increase.

Pro Tip: If a rent-increase letter would push your price above the WWS maximum, you can dispute it—attach your points calculation.

Huurtoeslag (housing allowance) for students

You may qualify for huurtoeslag if you rent a self-contained home (own lockable entrance, own kitchen, WC, and—since 1 March 2024—own shower/bathroom), your rent is below the yearly cap (2025 general cap €900.07), and your income and assets are within limits. Many student rooms (shared facilities) don’t qualify. Check the current thresholds and apply via Dienst Toeslagen (Belastingdienst).

Pro Tip: Some older student complexes have historic exceptions; always verify with the Belastingdienst tool for your exact address and rent.

Tenant vs. landlord responsibilities (maintenance)

Dutch law (the Besluit kleine herstellingen) says minor, low-cost maintenance is for the tenant (e.g., replacing bulbs, descaling taps, unclogging small blockages), while major repairs and structural issues are the landlord’s responsibility. If a landlord refuses to fix a genuine defect, you may pursue rent reduction for defects via the Huurcommissie.

Responsibilities checklist (quick reference)

Area / Task	Tenant (you)	Landlord
Replace lightbulbs, fuses, descaling taps	✅
Minor wear-and-tear fixes (door handles, blinds)	✅
Annual service-cost statement (send & specify)		✅
Boiler breakdown, major leaks		✅
Structural repairs (windows, roof, façade)		✅
Damage you caused	✅ (pay/repair)
Pest control caused by building defect (e.g., leaks)		✅

(Based on the Besluit kleine herstellingen and Huurcommissie guidance.)

How to check (and challenge) your rent

Quick route (new contracts)

1. Run the Huurprijscheck (room or self-contained).
2. If your rent exceeds the legal max, email the landlord with the points result and ask for correction.
3. If unresolved, file with the Huurcommissie. Municipalities can also enforce in 2025 if a landlord charges above the WWS max.

Ongoing contracts

The rules differ depending on contract start date and points. The Wet betaalbare huur expanded your options (especially when a home really belongs in the regulated band). Use the government tool “Is mijn huur te duur?” and the Huurcommissie check to determine the right procedure for your case.

Legal Tip: Keep paper trails—contract, addenda, points sheet, photos, letters. You’ll need them if your case goes to the Huurcommissie or court.

Real-world examples

Example A: Room in a shared house (Utrecht)

• 12 m² private room, shared kitchen/bath with 3 others.
• Building WOZ €420,000; energy label C.
• Points (illustrative): size ~30 pts; shared facilities ~25 pts; energy ~10 pts; WOZ share ~20 pts → ~85 points.
• Suppose the WWS euro value per point yields a maximum base rent slightly lower than you’re charged. You present the Huurprijscheck print-out; landlord adjusts rent and corrects your next month’s invoice.

Example B: Studio (Eindhoven) and mid-rent cap

• 28 m² studio, label A, built 2018.
• Points tally = mid-rent band. The landlord proposes a January 2025 increase of 8.5%. You check the rule: middenhuur max 7.7% in 2025 and price may not exceed the WWS maximum → you negotiate down successfully.

Cultural and regional insights

• “Unfurnished” (kaal) often truly means no flooring, no curtains, sometimes no light fixtures. “Upholstered” (gestoffeerd) adds flooring/curtains; “furnished” (gemeubileerd) includes furniture.
• In Amsterdam and Utrecht, competition is intense—responses per listing are high; free-sector €/m² beats national averages. In smaller cities, supply is better and prices lower.
• Viewing etiquette: be on time, bring documents (ID, proof of enrolment, income/guarantor), and prepare a short intro (motivation).
• Flat-sharing (woningdelen) may require consent; check HOA rules if you’re subletting a room in an apartment building.

Scam Alert

Scam Alert: Never pay deposit or first month’s rent before viewing and signing, beware of English-only “landlords” pushing quick bank transfers, and distrust too-good-to-be-true listings (e.g., city-centre flats at €600). Police and public fraud desks repeatedly warn students about fake rental websites and cloned ads. Verify addresses, meet in person, and report suspicious offers.

Where to report or get help:

• Fraudehelpdesk campaign on rental scams (tips and red flags).
• Local housing corporations and universities often post warnings about fake ads.

Processes: step-by-step guides

Disputing rent or service costs

1. Collect evidence: contract, points calculation, invoices, service-cost statement.
2. Write to your landlord: request correction (within a reasonable time).
3. File with the Huurcommissie if unresolved; follow their forms and timelines (note: service-cost disputes have specific filing windows; landlords must send the annual statement by 30 June).

Registering (BRP) after arrival

1. Book an appointment with your gemeente; bring passport, rental contract/letter of residence.
2. Register if staying > 4 months; receive BSN.
3. Apply for DigiD once you have your BSN (for taxes, benefits, and many public services).

Applying for housing allowance (huurtoeslag)

1. Confirm you rent a self-contained home (own entrance, kitchen, WC, and own shower/bathroom since 1 March 2024).
2. Check that your rent is under the cap (2025: €900.07, with special young-tenant rules).
3. Verify income and asset limits (for you and any toeslagpartner/medebewoners).
4. Apply via Dienst Toeslagen with your DigiD.

Differences between housing types (at a glance)

Type	Typical features	Regulated by WWS?	Toeslag possible?	Notes
Room (kamer)	Private bedroom; shared kitchen/bath	Yes (room WWS)	No (generally)	Points include shared-area factors.
Studio (zelfstandig)	Own entrance, own kitchen, WC, shower	Yes (up to 186 pts)	Yes if under caps	Self-contained requirement explicit since 1-3-2024.
Shared apartment	Private room + shared spaces	Yes (room WWS)	Usually no	Check if subletting is allowed.
Student housing corp.	Regulated stock	Yes	Sometimes	Waiting lists; transparent pricing.
Free-sector apartment	Above threshold	No WWS price cap, but yearly cap applies	No	Price freedom at start; increases capped.
Hospita	Landlord lives in	Room WWS	No	9-month probation, modernisation bill in consultation 2025.

Legal limits and numbers table (2025)

Item	2025 rule	Notes
Liberalisation threshold	€1,184.82 start rent (187+ pts = free sector)	Indexed annually.
Mid-rent band	144–186 pts with price caps; WWS mandatory	Applies to new contracts from 1 July 2024; municipalities enforce per 1-1-2025.
Rent increase	Free sector 4.1%; Mid-rent 7.7%; Social 5% (from 1-7-2025, general case)	WWS maximum still applies.
Deposit	Max 2 months base rent	Refund deadlines and permitted deductions defined.
Service costs statement	Due by 30 June	Use Huurcommissie policy/form if unclear.

Example budget table (indicative only)

Scenario	Base rent (estimate)	Service costs	Utilities/internet	Monthly total
Room in shared house (smaller city)	€400–€550	€30–€60	€60–€100	€490–€710
Room (Randstad core city)	€550–€750	€40–€80	€70–€110	€660–€940
Studio 25–30 m² (national avg €/m²)	~€500–€650	€40–€80	€80–€120	€620–€850
Studio (core city, higher €/m²)	€800–€1,100	€50–€100	€90–€130	€940–€1,330

Notes: The €/m² national average for new free-sector listings in Q2 2025 was ~€20.06, with higher levels in big cities; always verify current local prices. Service-cost figures are typical ranges; your actual charge must match the Huurcommissie categories and be specified annually.

Common mistakes (and how to avoid them)

• Signing a “temporary” contract you didn’t qualify for. Since mid-2024, most new contracts should be indefinite; students are an exception, but terms still need to be correct. Ask which exception applies and demand it in writing.
• Paying a deposit above 2 months or accepting illegal deductions. Know the refund windows and the four allowed deduction categories.
• Not checking the points. With WWS now mandatory, you can often lower the rent if the points don’t justify the price.
• Ignoring service-cost statements. If you don’t get the statement by 30 June, ask in writing; dispute unjustified items at the Huurcommissie.
• Skipping BRP registration. This can block your BSN, taxes, and even internships. Register if staying > 4 months.
• Falling for scams. Never transfer money before viewing/signing; verify identities and addresses; use official platforms.

Regional notes & examples

• The Hague: Certain homes require a huisvestingsvergunning; income/household criteria can apply. Check eligibility before you sign, or you may not be allowed to move in.
• Amsterdam, Utrecht, Rotterdam: Tight markets with many responses per listing and higher €/m². Prepare documents (ID, proof of enrolment, guarantor letter) to improve your odds.

Quick reference: who does what?

Topic	You (tenant)	Landlord / Agent
Provide points sheet at new contract	Request it if missing	Must provide from 1-1-2025
Deposit	Pay up to 2 months max	May not demand more; must refund on time
Service costs	Check annual statement	Send by 30 June; specify properly
Repairs	Do minor fixes	Do structural/major repairs
Rent increase	Verify caps/WWS	Must stay within legal caps
BRP registration	Register if >4 months	May not obstruct registration
Permits	Apply if tenant permit needed	Provide info; sometimes co-apply

Sources: Rijksoverheid, Huurcommissie, municipal sites, and Dienst Toeslagen.

Your first week checklist

1. Run the rent check (Huurprijscheck) and save the PDF.
2. Register at the gemeente (BRP) if staying > 4 months; get your BSN and then DigiD.
3. Ask for the points sheet and service-cost overview upfront.
4. Photograph the condition on move-in day; note meter readings.
5. Read the maintenance split (what’s yours vs. landlord’s).
6. Check if a city permit is needed for your address.
7. Set up utilities (if not included) and arrange inboedelverzekering (contents insurance).

Key takeaways

• The points system (WWS) now binds many student rentals (rooms and studios) to a maximum legal rent; landlords must include a points print-out with new contracts.
• Indefinite contracts returned as the norm in July 2024; students can still be offered a temporary contract (max 2 years) under strict exceptions.
• Deposits are capped at 2 months, with clear refund deadlines and limited deductions; service-cost statements must arrive by 30 June.
• Rent increases in 2025 are capped (Free 4.1%, Mid 7.7%, Social 5% from 1 July), and the WWS maximum still limits the post-increase rent.
• If staying > 4 months, register (BRP) to obtain your BSN—essential for bank, work, and benefits.
• The market is tight—national average €/m² for new free-sector listings was about €20.06 in Q2 2025, with lower supply and higher competition in big cities. Budget accordingly.
• When in doubt, use official tools: IsMijnHuurTeDuur.nl, the Huurprijscheck, and your gemeente website.