Moving Into Student Housing

Introduction

Moving into student housing in the Netherlands is exciting—and a little technical. This chapter walks you through everything you need to do (and know) from the day you receive your contract to the day you turn the key in the lock: legal checks, utilities and internet, BRP registration, deposits, service costs, rent caps, and how to handle disputes. We blend plain-English explanations with Dutch legal terms so that both Dutch students and international newcomers can move in confidently.

Why this matters: the Dutch rental market is tightly regulated. If you don’t understand the rules, you can overpay for rent or deposits, miss legal deadlines, or struggle to access allowances. The good news: the rules are public and enforceable—if you know where to look and how to act.

Student Housing Types (and why the type matters)

Different student homes follow different legal rules, rent caps, and eligibility for rent benefit (huurtoeslag). Know your type before you sign.

Onzelfstandige kamer (shared-house “room”)

You rent a room and share kitchen and/or bathroom. Most rooms are regulated by the points system (WWS) with a legal maximum rent. Rooms do not require the landlord to provide an energy label, and rooms rarely qualify for huurtoeslag.

Zelfstandige studio of appartement

You rent a self-contained unit with your own locking door, kitchen, toilet, and (since 1 March 2024) shower/bathroom. Self-contained units can be in the social, mid, or free sector depending on points. You likely can apply for huurtoeslag if your rent and income fit the 2025 limits. An energy label is mandatory when the home is rented.

Campuscontract (studentencomplex)

Purpose-built student housing. Contracts often end when you stop studying (special regime). Campus accommodation follows the same rent rules as rooms or studios depending on whether the unit is onzelfstandig or zelfstandig.

Hospitaverhuur (lodger with landlord living in)

You rent a room in the landlord’s home. Additional rules apply (e.g., on subletting other rooms); base rent is usually regulated via WWS if it’s a room.

Pro Tip: Ask the landlord/agency to state the housing type explicitly on page 1 of your contract. It determines your rent cap, eligibility for allowances, and even whether an energy label must be supplied.

Quick Reference: Legal Limits & Obligations (2025)

Topic	Core rule (2025)	Who it applies to	Source
Deposit (borg)	Max 2 months’ basic rent, must be returned promptly; specify any deductions and payment details.	All rented dwellings (rooms & studios/apartments).
Contract type	Permanent contracts are default since 1 July 2024. Specific exceptions (incl. students) allow fixed-term contracts.	All new tenancies.
WWS/points in contract	Landlords must include the points tally for new contracts; WWS max rent applies to rooms and (under Affordable Rent Act) to social and mid-rent homes.	Social & mid-market + rooms.
Rent increases 2025	Social: 1 Jul 2025 caps announced (e.g., 5% typical; special rules for very low rents). Free sector: max 4.1% in 2025; mid sector follows legal maxima.	Depends on segment.
Service charges	Annual specified statement required; Huurcommissie can assess; clearer statutory list adopted in 2025 (in force 2026).	All tenants paying service costs.
Energy label	Mandatory to provide with rentals of self-contained homes; not required for individual rooms.	Landlords.
BRP registration	Register at your municipality (BRP) within 5 days of moving; registration is needed for allowances.	All residents.
Huurtoeslag (2025 rent limits)	Indicative rent ceilings (rekenhuur): €941.84 (single), €1,009.70 (multi-person), €452.20 (< 23). Self-contained only.	Eligible tenants.

Before You Sign: The Essential Legal Checklist

1) Confirm the segment and points (WWS)

Ask for the WWS points calculation (woningwaarderingsstelsel). Since 1 January 2025, landlords must include it with new regulated and mid-market contracts. If the points produce a max rent lower than you’re asked to pay, you can challenge it—and from 1 July 2025 you can request a rent reduction based on points even after the first 6 months.

Legal Tip: The Huurcommissie explains how 95 points for a student room translate to a concrete maximum rent (e.g., €767.87 in 2025). That’s a practical benchmark for rooms.

2) Check the contract type and duration

Since 1 July 2024, permanent contracts are again the norm. Students can still receive fixed-term contracts under the government’s exception list. Read the end/termination clauses carefully (e.g., campuscontract ends when you’re no longer a student).

3) Verify the deposit level and return terms

Deposits are capped at two months’ rent nationwide. The landlord must state how and when it’s returned and specify deductions transparently (e.g., damage beyond normal wear). Keep a full photo/video check-in report to avoid disputes later.

4) Look for the energy label (self-contained units)

If you’re renting a studio/apartment, the landlord must provide a valid energy label. Missing labels can be fined by authorities and may influence the points tally. For rooms, no label is required.

5) Watch for municipal housing permits (huisvestingsvergunning)

Some cities require a housing permit for renters in lower-rent or specific areas (Amsterdam/Rotterdam have regimes—check your address). The landlord or platform should warn you; you apply at the gemeente.

Scam Alert: If a landlord refuses to share the WWS points or claims “no deposit refunds,” walk away. 2025 saw a surge in student rental scams; never pay deposits or viewing fees before signing a verified contract with ID-checked landlord and keys handover. Report fraud to the Fraudehelpdesk.

Moving-In Checklist (Step by Step)

A) Two weeks before key handover

1. Read and mark up the contract. Confirm segment (social/mid/free), WWS points, deposit amount (≤ 2 months), notice periods, and house rules.
2. Confirm utilities responsibility. Are gas/electricity/internet included via service costs, or do you sign your own contracts? Check for stadswarmte (district heating) or all-electric buildings.
3. Arrange insurance. Aansprakelijkheidsverzekering (liability) and inboedelverzekering (contents) are common; not mandatory but wise.
4. Book a check-in inspection time. Ask for an inspectierapport template and ensure both parties sign it at key pick-up.

B) Key handover day

1. Check-in report + photos. Photograph every room, meter readings, and any defects.
2. Collect all keys and codes. Mailbox, bikeshed, storage, and any digital apps for laundry or access.
3. Set initial meter readings. Electricity, gas, heat meter, and water (if separate). Keep in your records.

C) Within the first 5 days after moving

1. Register at the gemeente (BRP) at your new address—legally required and essential for allowances like huurtoeslag and zorgtoeslag.
2. Set up utilities (if not included): choose an energy supplier (unless on stadswarmte), register with the regional water company, and arrange internet.
3. Ask your landlord for the annual service-costs cycle (jaarafrekening month) and what is included in your voorschot.

Pro Tip: Create a “move-in packet” (PDF) with your contract, WWS points, deposit invoice, check-in photos, meter readings, and registration confirmations. It’s your fast-track file for every future question or dispute.

Utilities & Internet (How to set them up)

Water

You don’t choose your water supplier in the Netherlands; it’s fixed regionally (e.g., Waternet in Amsterdam). When utilities are not included, you register with the regional water company after you move in. Expect a fixed standing charge plus usage.

Electricity & Gas (or All-Electric)

If utilities are not included, you sign a supply contract. When moving, the ACM (consumer authority) explains how to close or move a contract and what to do if you’re the new occupant. If your home uses district heating (stadswarmte) instead of gas, the Warmtewet applies and pricing is regulated.

Internet

Main nationwide providers include Ziggo (cable), KPN (DSL/FTTH), and Odido (fiber/DSL; rebranded from T-Mobile). Standalone student internet typically runs €30–€60/month, depending on speed and technology; bundled TV adds cost. In some complexes, internet is included in service costs—ask before you order.

Pro Tip: Check the building’s connection type first (fiber/cable/DSL). Ordering the wrong product delays activation.

Understanding Rent, Service Costs, and “All-in” Offers

Kale huur vs. servicekosten vs. nuts

• Kale huur: basic rent for the unit/room.
• Servicekosten: costs for shared services (cleaning, furnishings in common areas, caretaker), and advance payments for energy/water if included.
• Nutsvoorzieningen (g/w/e): gas, water, electricity—separately contracted or charged via service costs.

Landlords must provide a specified annual statement of service costs, and the Huurcommissie can adjudicate disputes. In 2025, Parliament approved a clear, statutory list defining what counts as service costs (in force from 2026).

Legal Tip: If you don’t receive an annual statement, you can ask the Huurcommissie to determine the correct amount—now with stronger tools and model forms (2025).

Typical service-cost items (allowed vs not)

Service cost item	Usually allowed?	Notes
Cleaning of common areas	✅	Reasonable frequency only.
Furniture/appliances in common areas	✅	Depreciation/maintenance, not profit.
Internet in shared houses	✅	If agreed and billed at cost.
Individual room electricity (sub-metered)	✅	Clear meter basis required.
Gym/pool usage fees	❌	Not service costs; cannot be imposed via service costs list.

Rent Regulation & How to Check Your Price (with example)

The points system (WWS) in practice

The WWS assigns points based on size, amenities, energy performance, and location. Your maximum legal rent depends on the points score. This applies to rooms and to self-contained homes in the social and, since the Affordable Rent Act, the mid-rent segment. Contracts must include the points summary as of 2025.

Example (room): A room scored at 95 points yields a maximum allowed rent of €767.87 (2025). If you’re charged more, you can dispute.

How to check your rent step by step

1. Collect facts: living area, private vs shared facilities, energy label (if any), location.
2. Find your points: use the Huurcommissie’s guidance and scoring sheets for rooms or self-contained homes.
3. Compare with your rent: is your kale huur at or below the maximum?
4. If above: notify your landlord in writing and request correction; if refused, consider a Huurcommissie procedure.

Pro Tip: If you signed on/after 1 Jan 2025 and didn’t receive a points tally, request it immediately. Keep that email trail.

2025 Rent Increases (caps & timing)

Rent increases are usually proposed around 1 July each year for regulated homes. For 2025:

• Social sector: caps announced by the government (e.g., 5% typical cap; special rules for very low rents). Check your notice and segment.
• Free sector: maximum 4.1% in 2025 (inflation-linked cap).
• Mid-rent: follows legal maxima tied to WWS under the Affordable Rent framework.

Table — Caps at a glance (2025)

Segment	Max increase (2025)	Notes
Social	Typically ≤ 5% (with special cases)	Check your notice and the social-housing cap tables.
Mid-rent (WBS)**	WWS-bound	Affordable Rent Act applies; review points & cap.
Free sector	≤ 4.1%	Applies 1 Jan–31 Dec 2025.

Legal Tip: Your landlord must notify rent increases properly and on time. If the increase breaches the cap or procedure, you can challenge it with the Huurcommissie.

Deposits (Borg): Rules that protect you

• Maximum: 2 months’ rent.
• Transparency: The landlord must specify payment details and the basis for any deduction (e.g., unpaid rent, damage beyond normal wear).
• Return: Promptly after end of tenancy; keep move-in/out inspection reports and receipts.
• Disputes: If the landlord withholds unlawfully, send a written demand; if needed, escalate (for deposit disputes you typically go to the kantonrechter; service-costs and rent go to the Huurcommissie).

Pro Tip: Pay deposits only to verified accounts of the landlord/agency named in the contract. Cross-check IBAN and entity name.

BRP Registration, Taxes & Allowances

BRP (Basisregistratie Personen)

Register your new address within 5 days of moving. Registration unlocks access to allowances (toeslagen), voting notices (where applicable), and prevents fines. Landlords cannot forbid lawful registration.

Municipal and water-authority taxes

As an occupant you often pay afvalstoffenheffing (waste) and rioolheffing (sewer) via your gemeente, and waterschapsbelasting via the regional water authority. In shared houses, these are typically billed to the residents. Check your city’s website after registering.

Huurtoeslag (rent benefit) for students

You must rent a self-contained home (exceptions exist for a small group of pre-1997 designated rooms). For 2025, the indicative rent ceilings are €941.84 (single), €1,009.70 (multi-person), and €452.20 (< 23). Income/savings caps also apply. Apply via Belastingdienst/Toeslagen with your DigiD.

Legal Tip: The definition of zelfstandige woonruimte (own door, kitchen, toilet, and since 1 March 2024, an own shower/bathroom) is decisive for huurtoeslag.

Typical Monthly Costs (ballpark ranges)

Numbers vary widely by city, building, and whether utilities are included. Use these as planning ranges.

Cost item	If included in service costs	If you arrange yourself
Electricity & gas (or heat)	Part of voorschot; settled annually	€50–€120 p/m for modest use (district heat: supplier-set tariffs)
Water	Often included	Regional monopoly; modest monthly charge after registration
Internet	Often included in rooms; ask!	€30–€60 p/m typical standalone
Municipal/water taxes	Sometimes recharged by landlord	Billed directly after BRP registration (varies by gemeente/waterschap)

City Price Snapshot (Q1 2025 private-market listings)

City	Avg. room rent (Q1 2025)
Amsterdam	€979
Utrecht	€803
Haarlem	€770
Enschede	€397
Ede	€450
Wageningen	€450

Based on Kamernet’s Q1 2025 rental report of private listings (corporation stock typically lower). Use as a market indicator only.

Cultural & Regional Insights (save yourself hassle)

• “Kaal” ≠ “unfurnished” elsewhere. In the Netherlands, kaal can mean no flooring, curtains, or light fixtures. Budget time and money to make it livable.
• Bike storage and laundry: Ask about a fietsenstalling and laundry setup (app-based machines are common).
• House rules: Shared houses often have a cleaning rota and quiet hours.
• Permits: Some cities require a huisvestingsvergunning for certain homes; apply promptly to avoid fines or cancellation.

Setting Up Internet Fast (practical path)

1. Check address availability (fiber/cable/DSL).
2. Ask landlord if there’s an active line/ONT and where it is.
3. Pick a provider (Ziggo, KPN, Odido) and choose the lowest tier first—you can upgrade later.
4. Schedule installation early; student move-in dates are busy.
5. If shared-house Wi-Fi is poor, buy a mesh router (ask permission if the router is landlord’s).

Pro Tip: In service-costs setups, one tenant “IT hero” can test the router and channel settings; small tweaks can triple speeds in old buildings.

Room Condition, Maintenance & Repairs

Dutch law splits repairs between tenant and landlord. Small day-to-day repairs (like changing lightbulbs or descaling a shower head) are typically the tenant’s responsibility. Bigger structural issues (e.g., roof leaks, broken boilers) are landlord territory. The government’s “Besluit kleine herstellingen” lists many examples.

Checklist at move-in:

• Note every scratch, stain, or defect in the inspectierapport.
• Test heating, hot water, windows, locks, and smoke/CO alarms.
• Record meter readings with photos.
• Report urgent defects in writing within 48 hours and keep a copy.

Legal Tip: If a promised repair is not addressed, follow up in writing. For unresolved service-costs or rent issues, the Huurcommissie can decide; for deposit disputes, the kantonrechter is the forum.

How to Dispute Rent or Service Costs (Huurcommissie path)

The Huurcommissie is the government rent tribunal for most rent and service-costs disputes in regulated and mid-rent segments (and for rooms). The process is inexpensive and designed for tenants.

Step-by-step (rent price or increase)

1. Gather evidence: contract, WWS calculation, photos, prior correspondence.
2. Send the landlord a written request to adjust the rent to the legal maximum or withdraw an unlawful increase.
3. File with the Huurcommissie if no agreement: submit forms online and pay the fee (leges)—€25 for tenants in 2025. If you win, you get it back and the landlord pays costs. Fee exemptions exist for very low incomes/huurtoeslag recipients.
4. Participate in inspection/hearing if scheduled.
5. Receive the decision. If either party disagrees, they can go to the kantonrechter.

Pro Tip: For new contracts, you can have the initial rent assessed within the first 6 months (rooms, social, and mid). After 1 July 2025, you can also seek rent reduction when the WWS cap is breached, even later.

Common Mistakes (and how to avoid them)

• Paying money before verification. Scammers demand deposits or “viewing fees” upfront. Never pay before seeing the home, checking IDs, and signing a valid contract.
• Ignoring the WWS points. Many students overpay by not checking points or missing the 6-month window to test the starting rent.
• Forgetting BRP registration. Without registration you may lose access to allowances and risk fines.
• Assuming utilities are included. Ask explicitly; unexpected bills can sink your budget.
• Accepting excessive deposits. National 2-month cap applies since 1 July 2023. Don’t agree to more.
• Missing the energy label (studios/apartments). Demand it; it’s mandatory for self-contained homes and can affect points.

Scam Alert: In 2025, student scam reports spiked. Be cautious with listings found via social media or unverified sites. Use reputable platforms, and when in doubt, ask your university’s housing office or Fraudehelpdesk.

Amsterdam & Rotterdam: Local Notes

• Amsterdam: Certain lower-rent homes require a huisvestingsvergunning. Check your address and income thresholds on the city site before move-in.
• Rotterdam: Comparable permit rules exist for some neighborhoods and rent levels. Verify requirements early.

Pro Tip: If your permit is required but missing, you may be unable to register at the BRP or risk enforcement. Always confirm before signing.

Furnishing a “Kale” Place on a Student Budget

• Floors: Laminate is popular; check if sound insulation is required by house rules.
• Lighting: Many homes come with hanging wires, not fixtures—bring bulbs and fixtures.
• Curtains/blinds: Essential for privacy and heat retention.
• Second-hand: Facebook groups, Marktplaats, and university boards are goldmines.
• Bike: Buy a used bike and a strong lock; register the frame number.

Differences Between Housing Types (side-by-side)

Feature	Onzelfstandige kamer (room)	Zelfstandige studio/apartment	Campuscontract
Facilities	Shared kitchen/bath	Private kitchen, toilet, shower	Depends on unit (room or studio)
Energy label	Not required	Required (provide to tenant)	Mirrors unit type
Huurtoeslag	Generally no	Possible (check 2025 limits)	Mirrors unit type
WWS points	Yes (max rent)	Yes (social/mid)	Yes—rooms/studios follow WWS
Typical contract	Fixed-term exception common	Permanent default (unless exception)	Ends when student status ends
Deposit cap	2 months	2 months	2 months

Sources: energielabel rules, huurtoeslag/self-contained definition, contract regime, deposit cap.

If Your Rent Is “All-In”

“All-in” means one monthly amount for basic rent + service costs + utilities. By law, the landlord still must provide a breakdown and the annual statement. You can ask the Huurcommissie to separate the all-in price if needed and to assess whether the service-costs advance is reasonable.

Pro Tip: Ask for the specificatieformulier servicekosten the Huurcommissie released in 2025 and have your landlord use it—saves everyone time.

Example: Quick WWS Sense-Check (room)

1. Measure your room (usable m²).
2. Count your private amenities: sink? balcony? internal state?
3. Check shared facilities: each shared kitchen/bathroom affects points.
4. Energy performance: older buildings with single glazing score fewer points; improved insulation/HR++ glazing increases points.
5. Compare to table: A 95-point room’s cap is €767.87 (2025). If you’re paying €850, you likely overpay. Start with a written request; escalate if needed.

Example: First-Week Admin Timeline

• Day 1: Key handover + inspection + meter photos.
• Day 2: BRP registration appointment/book online.
• Day 3: Water registration; energy supplier or heat account; internet order.
• Day 4: Insurance set-up; share house rules with roommates.
• Day 5: Confirm the rent segment, points sheet on file, and make a calendar reminder for service-costs yearly statement month.

Troubleshooting: Five Sticky Situations

1. Landlord refuses BRP registration: Politely insist; registration is a legal duty tied to your actual residence. Escalate to the gemeente if blocked.
2. Deposit not returned: Send a written demand with your bank details and inspection photos. If unresolved, small-claims (kantonrechter).
3. No annual service-costs statement: Request it; if missing or unclear, Huurcommissie can set amounts using statutory guidance.
4. Unexpected rent hike: Check caps and dates (2025: social/mid on/around 1 July; free sector capped at 4.1%). Dispute if above cap.
5. Too-high starting rent: Within 6 months, ask Huurcommissie to assess; after 1 July 2025, you can also request reduction based on points.

Scam Alert: Do not pay for a “viewing slot” or “reservation” via gift cards or crypto. Scammers target international students every summer. Verify listings and report attempts to the Fraudehelpdesk.

Amsterdam/Rotterdam Permit Snapshot

City	When might you need a permit?	Where to check/apply
Amsterdam	Lower-rent homes/areas under local rules (income conditions can apply).	City information pages (huisvestingsvergunning).
Rotterdam	Certain neighborhoods/rent levels; rules change periodically.	City information pages.

Pro Tip: If a permit is required and missing, you may face BRP registration issues or enforcement. Always verify before signing.

When (and how) to apply for Huurtoeslag (2025)

1. Confirm self-contained status: own door, kitchen, toilet, and shower/bath.
2. Check rent limits: €941.84 (single), €1,009.70 (multi-person), €452.20 (< 23).
3. Register BRP at your new address (mandatory).
4. Apply online via Belastingdienst/Toeslagen (DigiD required).
5. Keep documents: contract, bank info, and if requested, WWS points for verification.

Final Pre-Move Shopping List (student edition)

• Multi-plug surge protectors; extension cable.
• LED light fixtures & bulbs (rooms often have wire only).
• Curtains/blinds + measuring tape.
• Basic toolkit, doorstops, and draft excluders (to save heating).
• Cleaning pack for first week (vacuum, mop, descaler).
• Bike lights & heavy lock.

Key Takeaways

• Know your housing type (room vs studio/apartment). It determines rent caps, huurtoeslag, and energy-label rules.
• Check WWS points and ensure the points sheet is in your contract (required for regulated/mid rents since 2025). Challenge overpricing early.
• Deposits are capped at 2 months nationwide; demand clear, timely return terms.
• Register BRP within 5 days—it unlocks allowances and avoids trouble.
• Service costs need a yearly statement; a new, clearer statutory list was adopted in 2025 (in force 2026). Use the Huurcommissie if needed.
• Rent increases in 2025 are capped (social on/around 1 July; free sector ≤ 4.1%); mid-rent follows WWS limits.
• Set up water/energy/internet fast; water is regional, energy/ISP are your choice unless included.
• Beware scams. 2025 saw a spike in student rental fraud. Never pay upfront before verification; report to Fraudehelpdesk.