Types of Student Housing and Accommodation

Introduction

This chapter explains every major type of student housing in the Netherlands—what they cost, how contracts work, and which rules protect you. You’ll learn the differences between a shared student house (kamer in een studentenhuis), studio, apartment, university-affiliated housing, and short-stay options. We cover legal caps, deposits, service costs, BRP registration, and how to check your rent using the Dutch points system (woningwaarderingsstelsel).

Why it matters: Dutch rental law is protective, but rules differ by housing type and changed significantly in 2024–2025 (e.g., Wet vaste huurcontracten, Wet betaalbare huur, new service-cost rules, and a nationwide deposit cap). Misunderstandings lead to overpaying, illegal fees, or losing registration needed for exams, part-time jobs, health insurance, or benefits.

The Landscape at a Glance

Main housing types students use

• Shared student house (room / “kamer”) – You rent a bedroom in a larger dwelling and share kitchen/bathroom. Legally onzelfstandige woonruimte (non-self-contained) with rent protection under the points system for rooms. Often the cheapest.
• Studio (self-contained) – Private kitchen and bathroom, typically a single room + kitchenette. Legally zelfstandig; qualifies for rent allowance (huurtoeslag) if other criteria are met.
• Apartment (self-contained) – 1-bedroom or multi-room dwelling you may share with one housemate/partner.
• University-affiliated housing – Rooms or studios let via non-profit providers (e.g., DUWO, SSH) on campus-type contracts that require you to remain enrolled. Allocation is often by lottery/priority.
• Short-stay (furnished, usually < 12 months) – Designed for exchange students/research interns. Watch registration rules and total stay length. (If you stay > 4 months in NL, you must register in the BRP.)

Pro Tip: In Dutch ads, “kaal” (bare) often means no flooring or light fixtures; “gestoffeerd” adds floors/curtains; “gemeubileerd” includes furniture. Budget for what’s missing.

Quick Comparison Table

Housing Type	Typical Features	Contract & Duration	BRP Registration	Rent Protection	Huurtoeslag (Rent Allowance)
Shared room (kamer)	Private bedroom; shared kitchen/bath	Usually indefinite or campus; sometimes room-by-room	Yes (you must register if staying > 4 months)	Yes; points system for rooms (onzelfstandige)	No (non-self-contained doesn’t qualify)
Studio	Private kitchen & bathroom	Indefinite is the norm since 1 Jul 2024; some student/campus clauses	Yes	Yes if ≤ 186 points (social/mid); free if ≥ 186 points	Often yes if self-contained and within rent/age limits
Apartment	Full self-contained unit; may share with 1	Indefinite is the norm; joint/separate contracts possible	Yes	Yes if ≤ 186 points; free if ≥ 186	Sometimes (self-contained; see limits)
University-affiliated	Room or studio via DUWO/SSH etc.	Campus contract: must remain enrolled; leave within ~6 months after graduation	Yes	Same as above for room/studio type	Usually no for rooms; maybe for self-contained studios
Short-stay	Fully furnished, fixed term	Fixed term (exchange/interns)	Check: if > 4 months, you must register	Depends on points/contract	Rarely (often room-type or excluded by conditions)

Notes: BRP registration obligation and rent allowance basics per official sources.

What Each Type Really Means (With Real-World Details)

Shared Student House (Kamer / Room in a Group House)

• What you get: A private bedroom, shared kitchen/bath/common room.
• Legal status: Non-self-contained (onzelfstandige), so your rent is capped by the room points system. If your all-in price seems high, you can ask the Huurcommissie to split it into base rent + service-costs to check legality.
• Contracts: Many are open-ended or campus contracts if managed by student housing providers. Campus contracts require proof of enrollment; after finishing your studies you typically have ~6 months to move (via the campus clause in Dutch law).
• Municipal quirks: In some cities, house-sharing requires permits or is limited by local rules. Always check your gemeente website when you see “huis delen / kamerverhuur”. (Municipal help lines and huurteams can advise.)

Legal Tip: Paying an all-in price? You can demand a split into kale huur (base rent) and servicekosten. If the landlord refuses, the Huurcommissie can order a split and adjust amounts.

Studio (Self-contained)

• What you get: Your own kitchen & bathroom—crucial for huurtoeslag (rent allowance). From 1 Mar 2024, the allowance explicitly requires your own bathroom in addition to a private kitchen/entrance.
• Who it suits: Students who want privacy, couples, or those needing BRP + allowance eligibility (subject to rent/age/income conditions). Under 23? Your rent must be below the “kwaliteitskortingsgrens” to receive allowance. In 2025, the main rent thresholds are €900.07 (23+) and €477.20 (18–22).
• Rent protection: If the WWS points total is ≤ 186, it’s regulated (social + middle). At ≥ 186 points, it’s free sector (no maximum rent, but annual increase caps still apply).

Apartment (Self-contained, 1+ Rooms)

• What you get: More space; may be suitable to share with a partner.
• Contracts: Since 1 July 2024, indefinite contracts are the norm again (with limited exceptions). Students can still face specific exceptions (e.g., campus contracts) laid out in a government decree. Always confirm which exception applies before signing a fixed term.
• Points system: The same ≤ 186 points rule determines whether the apartment is regulated. Points consider floor area, energy performance, amenities, location (WOZ), etc. Huurcommissie policy books (2025) explain how points are counted.

University-Affiliated & Non-Profit Student Housing (DUWO, SSH, etc.)

• How it works: Providers like DUWO and SSH operate in multiple cities (Amsterdam, Delft, Leiden, Utrecht, Rotterdam, Groningen and more). Allocation may be lottery-based or tied to university registrations/exchange programs.
• Campus contracts: You must remain a student; housing checks (“campuscontrole”) verify enrollment. After graduation, expect a move-out period (often ~6 months).
• What to expect: Accommodations range from classic corridor rooms (shared kitchen) to new studio complexes. Rules on guests, swaps, and subletting are usually stricter.

Short-Stay Options

• Who it’s for: Exchange students (1–6/12 months), interns, or PhD visitors. Often furnished with fixed terms.
• BRP check: If your stay in NL exceeds 4 months, you must register with the municipality within 5 days of arrival. If a provider claims “no BRP allowed,” and you’ll be here > 4 months, that’s a red flag—the law requires registration.

Costs, Budgets, and What Drives Prices

Determinants of rent:

• WWS points (for regulated homes up to 186 points).
• City and neighborhood: Major hubs (Amsterdam, Utrecht, Delft, Leiden) cost more than mid-sized towns.
• Self-contained vs room: Studios/apartments command higher prices but may unlock huurtoeslag.
• Furnishing level: Gemeubileerd homes usually add a furniture fee; ensure it’s itemized as service cost for furnishings (not hidden in base rent).
• Energy label / EPV: Better energy performance can increase points; separate energy performance fees (EPV) have specific rules.

Pro Tip: If the advertisement lists a single “all-in” amount, ask for a breakdown (base rent, service costs, utilities, furniture). It’s your right, and it’s essential for checking legal rent and annual increases.

How the Points System Affects Students (Step-by-Step)

The woningwaarderingsstelsel (WWS) sets a maximum reasonable rent based on features. For rooms (onzelfstandige) the method differs slightly from self-contained units, but both end in a points → maximum price table. From 1 July 2024, the Wet betaalbare huur extended regulation to 186 points (adding a new middenhuur band).

Checking your rent (illustrative walkthrough)

1. List features

   • Floor area (m²), private vs shared bathroom/kitchen, energy label, monument status, outside space, WOZ value (for self-contained), etc.

2. Find your category

   • Room (onzelfstandige) vs self-contained.

3. Calculate points

   • Use the Huurcommissie’s Huurprijscheck or the 2025 WWS policy tables.

4. Read the maximum rent

   • Match your total points to the maximum monthly rent table. (The 2025 tables show the social/mid/free-sector thresholds, including 186 points and the 2025 liberalisation rent €1,184.82.)

5. Compare to your contract

   • If your agreed rent exceeds the maximum for the points, you can seek rent reduction.

Legal Tip: For new contracts signed on/after 1 July 2024, you can ask the Huurcommissie to assess the starting rent; for ongoing tenancies you may use rent reduction based on points (with specific eligibility rules for the new middenhuur band). Deadlines apply—don’t wait.

University & Student-Specific Contracts

Campus Contract (the classic student clause)

• What it is: A contract tied to your student status. If you stop studying, the landlord can terminate, typically with ~6 months’ notice, so the room returns to a student. Your price protection remains; only security of tenure differs at the end of studies.
• Why it exists: To keep scarce rooms circulating among students.
• Since 1 July 2024: Indefinite contracts are the norm again, but students are a listed exception category (via decree), so you may still see time-limited or campus-type contracts from recognized providers. Check the clause carefully.

Legal Requirements in the Netherlands (Up-to-Date Essentials)

Requirement	What it means in 2025	Source
Deposit (borg)	Max 2 months’ rent, nationally. Applies to rooms and self-contained units.
No agency fees to tenants	Intermediaries may not charge “bemiddelingskosten” to the tenant if they act for the landlord (the usual case). Also applies to rooms; watch for renamed fees (administratie/inschrijving/contractkosten).
All-in rent	You can demand a split: at least 55% must be base rent; 25% as service-cost advance (Huurcommissie model).
Service costs	Landlord must send an annual statement within 6 months after year-end (by 30 June). Disputes can go to Huurcommissie.
Annual rent increase (2025)	Free sector max 4.1%; middenhuur max 7.7% (from 1 Jan 2025); social max 5.0% (from 1 Jul 2025; special rules may apply).
WWS thresholds (2025)	Regulation up to 186 points (social + middle). Liberalised if ≥ 186 points (2025 liberalisation €1,184.82).
BRP registration	If staying > 4 months, register within 5 days of arrival at your gemeente (needed for BSN, health insurance, benefits).
Rent allowance (huurtoeslag)	Only for self-contained units; common thresholds 2025: €900.07 (23+) and €477.20 (18–22). Bathroom requirement clarified 2024.

Service Costs: What You Should (and Shouldn’t) Pay

Servicekosten are charges for services (cleaning common areas, caretaker, furniture fee, etc.) and utilities (gas/water/electricity if not metered individually). You pay monthly advances, then receive an annual settlement by 30 June for the previous year. If it’s late/missing or seems inflated, you can dispute it at the Huurcommissie. In 2025, Parliament clarified which items may count as service costs to avoid disputes.

Legal Tip: The Huurcommissie has 2025 service-cost policy books explaining evidence and standard approaches (e.g., caretaker costs, degree-day corrections for heating). Use them in disputes.

How to Dispute Rent or Service Costs (Step-by-Step)

A) If your starting rent seems too high (new contract)

1. Do a Huurprijscheck (points calculation).
2. Write the landlord asking for an adjustment to the legal maximum (include your calculation).
3. Within 6 months of the contract start, file “Verlaging aanvangshuurprijs” with the Huurcommissie if no agreement.

B) If your current rent exceeds the points cap

1. Calculate points (WWS).
2. Ask for voluntary rent reduction.
3. File “Huurverlaging op grond van puntenaantal”. (Note: for middenhuur (144–186 points) there are special limits on when/if you can file during the term—check the Huurcommissie’s 2025 guidance.)

C) If your service-cost statement is late or wrong

1. Request the annual statement (if not received by 30 June).
2. Ask for supporting invoices and a correction.
3. File a service-cost procedure at the Huurcommissie if unresolved.

Pro Tip: Many cities fund Huurteams/!WOON to help students for free with rent checks and filings (Utrecht/Amsterdam examples below).

Example: Is This Room’s Rent Legal?

Scenario (room):

• 12 m² bedroom in a 1930s house; shared kitchen/bath with 4 others; average condition; no balcony; moderate energy performance.
• Points (illustrative only): floor area (e.g., ~24 points), shared facilities, energy factor, and building characteristics sum to, say, 90–110 points.
• Max rent: Match your exact total to the 2025 Huurcommissie table for rooms (onzelfstandige). If your all-in price is €700, you can ask to split (e.g., 55% base rent, 25% service-cost advance). If the derived base rent exceeds the cap for your points, you can seek rent reduction.

Legal Tip: If a landlord refuses to split an all-in price, the Huurcommissie can impose a split and reduce rent to the legal maximum—powerful leverage in overpriced rooms.

Deposits, Fees, and Money Traps

• Deposit (borg): National maximum = 2 months’ rent (since 2023, applies to rooms and apartments). Anything above this is illegal.
• Agency/broker fees: Illegal to charge tenants when an intermediary acts for the landlord (the normal case). If they re-label it as “administration/contract/registration”, it’s still typically banned. Keep receipts and reclaim.
• All-in rent: Request a split to avoid hidden overcharges and to enable proper annual increase checks.

Scam Alert: Never transfer money (deposit/rent) before you have viewed the place, signed a contract, and verified the landlord’s identity. Fraudsters copy listings and demand upfront payments—Fraudehelpdesk warns about this pattern. If in doubt, don’t pay and report it.

BRP Registration & Why It Matters

• If you live in NL > 4 months, you must register at your gemeente within 5 days of arrival (in person). Registration updates the BRP, gives or confirms your BSN, and enables health insurance, banking, taxes, benefits, and exams.
• Providers must allow registration if you meet the legal criteria; “no registration” clauses are a red flag (or a sign the unit is not legally rentable).

Regional & Cultural Insights

• Amsterdam & Utrecht: Market is tight. The cities fund free renter helpdesks (!)WOON / Huurteam Utrecht) that check your contract and rent and can guide a Huurcommissie case.
• House-sharing limits: Some municipalities require permits for rooming houses (omzettingsvergunning) to prevent overcrowding. Always look up your city’s rules before signing a group lease (check the municipal site or ask the local huurteam).
• Furnishing expectations: “Bare” often lacks floors and lighting—budget for a one-off outlay (vinyl/laminate, lamps). “Gestoffeerd” adds floors/curtains; “gemeubileerd” includes furniture (expect a monthly furniture fee as a service cost item).
• University ties: DUWO/SSH supply many first-year/exchange rooms; campus checks enforce enrollment—keep your proof of registration up to date.

Typical Pros & Cons by Housing Type

Shared Student House (Room) Pros: Cheapest entry; social; central locations possible. Cons: Shared facilities; all-in pricing traps; house-sharing permits can complicate legal occupancy; limited privacy.

Studio Pros: Privacy; huurtoeslag potential if self-contained + within thresholds; easier expense tracking. Cons: Higher base rent; small floor plans; competition in student cities.

Apartment Pros: Space; suitable for couples; predictable costs if self-contained. Cons: Scarce/expensive in core cities; watch free-sector status (≥ 186 points) and annual increase caps.

University-Affiliated Pros: Legit, student-priced, transparent rules; often near campus; utilities bundled. Cons: Campus contract ends when you stop studying; limited choice/lotteries; guest/sublet rules strict.

Short-Stay Pros: Fully furnished; easy setup. Cons: Fixed terms; sometimes no BRP allowed by house rules—not acceptable if you stay > 4 months (you must register).

Practical Price Planning (What to Budget Beyond “Rent”)

• Base rent (kale huur) — What rent caps apply to you (rooms vs ≤ 186 points vs free sector).
• Service costs — Utilities (if communal), cleaning, caretaker, furniture fee, etc.; expect an annual settlement.
• Internet/TV — Sometimes in service costs; otherwise €20–€40 p/m.
• Municipal taxes — Water board & waste levy often billed to occupants; amounts vary by gemeente.
• Deposit — 2 months max, refundable after a proper check-out (normal wear isn’t chargeable).
• One-off setup — Flooring/lamps (if “kaal”), kitchen utensils, bedding.

Pro Tip: Keep a move-in photo/video log and itemized checklist (especially for furnished units). It’s crucial evidence when reclaiming your deposit.

Avoiding Scams & Illegal Fees

Scam Alert: Be wary of “too good to be true” listings or anyone asking for upfront payments before you’ve seen the property and signed. The Fraudehelpdesk documents common tactics (copied photos, pressure to pay a “reservation”). Do not pay and report suspicious offers.

Legal Tip: Bemiddelingskosten (agency fees) charged to tenants are forbidden when the intermediary acts for the landlord—even if they call it “administratie/inschrijving/contractkosten.” Save proof and claim it back.

Pro Tip: Check ownership via the Kadaster (low fee) if you’re unsure you’re dealing with the real owner; local huurteams can advise on next steps.

City Support: Huurteams and Advice Desks (Examples)

• Utrecht: Huurteam Utrecht—free help funded by the municipality: rent checks, contract reviews, service-cost disputes.
• Amsterdam & region: !WOON advice desks—free walk-in/phone support on rent and tenant rights.

These services often prepare filings for the Huurcommissie and attend inspections with you.

Responsibilities: Tenant vs Landlord (Checklist)

Item	Tenant	Landlord
Timely rent payment	✔︎
Minor daily maintenance (e.g., light bulbs, small repairs under tenant list)	✔︎
Major maintenance & structural repairs		✔︎
Provide annual service-cost statement		✔︎ (by 30 June)
Respect house rules / good tenancy	✔︎
Deposit handling (reasonable deductions only; timely return)		✔︎ (max 2 months collected)
Register at BRP (if > 4 months)	✔︎	(must allow registration where lawful)
Provide legal rent & increases		✔︎ (follow points cap & % limits)

Key dates and caps per official sources.

How Annual Rent Increases Work (2025)

• Social sector: Max 5.0% from 1 July 2025 (special nuances for income-dependent adjustments exist).
• Middenhuur: Max 7.7% from 1 January 2025.
• Free sector: Max 4.1% in 2025 (rule is inflation or wage growth, the lower + 1%).

Pro Tip: If you pay all-in rent, landlords cannot apply annual increases properly—another reason to split all-in pricing.

When Your Place Is Self-Contained (Huurtoeslag Basics)

• You may qualify for rent allowance if your unit is self-contained (own entrance, your kitchen and bathroom) and your rent/income stay within annual limits. 2025 thresholds: €900.07 (23+) and €477.20 (18–22). Rules are strict for students under 23.
• Submit your application to the Belastingdienst/Toeslagen and update them if your situation changes.

Renting Furnished vs. Unfurnished (What to Check)

• Inventory list: For gemeubileerd rentals, ensure an inventory with condition photos.
• Furniture fee: If charged monthly, it belongs under service costs—not hidden in base rent. (This matters when applying the points cap.)
• “Kaal” pitfalls: Add a one-off budget for flooring and lights if the home is advertised as bare.

Table: Legal Limits & Helpful Numbers (2025)

Topic	2025 Figure / Rule	Source
Deposit cap	Max 2 months of base rent
Free sector increase cap	4.1%
Middenhuur increase cap	7.7%
Social increase cap	5.0% (from 1 Jul 2025)
Regulated threshold	≤ 186 WWS points
2025 liberalisation rent	€1,184.82 (indicator for free-sector threshold)
BRP	Register within 5 days if stay > 4 months
Huurtoeslag rent limits	€900.07 (23+), €477.20 (18–22)
All-in rent	Right to split (≥ 55% base rent; ≥ 25% service costs)
Agency fees	Not allowed to charge tenants

Common Mistakes (and How to Avoid Them)

1. Accepting an all-in price without a breakdown → Demand a split; check the points cap before you overpay.
2. Not registering in the BRP for “short-stay” > 4 months → You must register; immigration/insurance/banking require it.
3. Paying agency fees labeled as “administration” → Illegal in most student scenarios; reclaim them.
4. Missing the 6-month deadline to challenge a starting rent → Put reminders and act quickly.
5. Forgetting the service-cost settlement → Request it by 30 June; dispute if unsupported.
6. Assuming your studio automatically earns huurtoeslag → It must be self-contained and within limits.
7. Overlooking campus-contract obligations → Keep proof of enrollment handy; plan for move-out after graduation.

Where to Get Help (Trusted Sources)

• Huurcommissie – Rent checks, service-cost disputes, annual increase rules, and policy books.
• Municipal huurteams/!WOON – Free local help with rent calculations and filings (e.g., Utrecht/Amsterdam).
• Rijksoverheid & Volkshuisvesting Nederland – Official announcements on annual caps, deposit, contract rules.
• Belastingdienst/Toeslagen – Huurtoeslag criteria and calculators.
• University providers (DUWO/SSH) – Campus-contract terms and housing availability.

Table: Responsibilities Checklist (Move-in → Move-out)

Phase	Must-Do Items
Before signing	Verify ownership, read campus clause (if any), run a WWS check, ask for rent breakdown, confirm BRP allowed, and ban on tenant fees.
Move-in	Inventory + photos, meter readings, keys list; request service-cost categories in writing.
During tenancy	Track annual increase vs cap; log repairs; save receipts and emails.
Yearly (by 30 June)	Expect service-cost statement; dispute promptly if wrong.
Move-out	Clean, repair minor damage, handover photos; provide bank details for deposit return (deductions must be reasonable and evidenced).

Final Fit: Which Type Should You Choose?

• Maximizing affordability → Shared room in a regulated house; use WWS and rent teams to keep rent fair.
• Privacy + allowance → Self-contained studio under allowance limits (esp. if you’re 23+).
• Stability & space (partners) → Apartment with clear indefinite contract terms; check whether it’s ≤ 186 points for price protection.
• Hassle-free first year → University-affiliated housing; accept campus-contract obligations.

Key Takeaways

• Know your type: Room vs studio/apartment determines rent caps and allowances. Rooms are always regulated; self-contained units are regulated up to 186 points.
• Deposits & fees: Deposit ≤ 2 months; agency fees to tenants are illegal. Don’t pay disguised “admin” fees.
• All-in pricing is risky: Demand a split and verify service-cost settlements (by 30 June).
• Annual caps (2025): 4.1% free sector, 7.7% middle rent, 5.0% social (from 1 Jul 2025).
• Registration is mandatory if you stay > 4 months—no exceptions by contract.
• Student contracts exist: Campus contracts are allowed; keep enrollment proof and plan for the post-graduation window.
• Help is available: Use Huurcommissie, your municipal huurteam, !WOON, and Belastingdienst tools—free and official.