Student Rental Contracts and Housing Law

Introduction

This chapter is your complete, practical guide to student rental contracts and housing law in the Netherlands. We explain the types of student leases you will encounter (from campuscontract to hospita arrangements), how rent caps work under the Dutch points system (woningwaarderingsstelsel), what you can (and cannot) be charged, how to register with the municipality, and the exact steps to challenge an unfair rent or service charges. We mix legal clarity with lived Dutch rental practice—so you know the rules and how they are applied.

Recent changes matter: from 1 July 2024 the default lease in the Netherlands is for an indefinite period, with a few well-defined exceptions such as campus and youth contracts. And from 2025, the Affordable Rent Act (Wet betaalbare huur) tightened price protection by extending point-based regulation into the mid-market and requiring transparent pricing.

If you don’t understand these basics, you risk overpaying (sometimes hundreds of euros a month), missing deadlines to correct an illegal initial rent, or losing part of your deposit. This chapter helps you avoid those mistakes.

What counts as “student housing” in the Netherlands?

“Student housing” covers a spectrum:

• Onzelfstandige woonruimte (a “room”): You share facilities (kitchen and/or bathroom and/or toilet). Regulated by a points system for rooms (WWS-O).
• Zelfstandige studio/apartment: You have your own front door and your own kitchen, toilet and shower/bath. Regulated by the WWS-Z points system.
• Campuscontract: A lease tied to being enrolled; landlord may terminate when you stop studying.
• Jongerencontract (youth contract): Time-limited housing for 18–27s, with explicit statutory rules.
• Hospitaverhuur (lodger with landlord in the same home): Lighter protection in the first 9 months (proeftijd), then normal protection.

Pro Tip: When a listing says “self-contained” or “studio,” confirm there is a private kitchen, toilet and shower behind your own lockable front door. That is what “zelfstandig” means in law.

Contract Types Students Meet Most

1) Indefinite-term lease (the new default)

Since 1 July 2024, landlords can generally no longer offer standard short fixed-term contracts. Most student tenants sign contracts for an indefinite period with standard termination rules. Exceptions apply (see below).

2) Campuscontract

This contract is allowed specifically for students. The landlord may terminate if you are no longer enrolled; you must show proof of enrolment periodically. Expect tight rules on subletting and registration. The property is typically regulated by the points system.

3) Jongerencontract (youth contract)

A special “target-group” contract for 18–27 year-olds with a maximum duration (often up to 5 years), after which the landlord can end the tenancy if statutory conditions are met. Many youth units fall under points-based rent caps.

4) Hospita (lodger) arrangement

If you rent a room in the landlord’s own home, the first 9 months are a probation period where the landlord can terminate more easily. Afterwards, full protection rules apply. Rooms remain points-regulated.

5) Other exceptions (rare for students)

Leases for demolition/major renovation (sloop/renovatie), specific short-stay exceptional categories, or under the Vacancy Act (Leegstandwet) exist but are less common for students. Scrutinise any claimed exception; most students should still expect an indefinite contract.

Legal Requirements & Your Core Rights (2025)

Security deposit (waarborgsom)

• Maximum: Since 1 July 2023 the maximum deposit is 2 months of basic rent (kale huur). Higher deposits are illegal.
• Return deadline: Landlords must repay the deposit within 14 days after you hand back the keys; if they want to deduct, they must provide a specification and repay the remainder within 30 days.

Legal Tip: The Good Landlordship Act (Wet goed verhuurderschap) codifies these deposit rules nationally. Municipalities can enforce and fine landlords who break them.

Rent caps & the points system (WWS)

• Rooms (onzelfstandig) and self-contained student studios are regulated by a points system. Each feature (size, energy label, amenities, WOZ value, outdoor space) gives points. The total points map to a statutory maximum rent.
• From 2025, the Affordable Rent Act extends point-based protection into the middle segment. A new tenancy can fall into middenhuur if it has 144–187 points or an initial rent within the annual defined mid-rent range. Landlords must hand over the points calculation at the start.

Pro Tip: Use the Huurcommissie Huurprijscheck to estimate the maximum legal rent for your room or studio before you sign. Keep a copy for your records.

Maximum annual rent increases (2025)

• Social sector: From 1 July 2025, generally max 5%, with specific rules for very low initial rents and for higher-income households (income-dependent surcharges).
• Mid-rent (middenhuur): Max 7.7% for 2025 (linked to wage growth + 1 pct-point). Also cannot exceed the WWS maximum for the points total.
• Free sector: Max 4.1% in 2025 (lowest of inflation or wage growth +1), capped until 2029.

Service costs & utilities

• Servicekosten must reflect actual costs (cleaning common areas, housekeeper, furnishings), and you must get a clear annual settlement within 6 months after the calendar year. If not received, request it in writing.
• You can challenge the settlement at the Huurcommissie; procedural timelines exist (in many cases up to 24 months after the 6-month settlement deadline). Keep invoices/receipts.
• The Huurcommissie’s Servicekosten Policy Book (2025) lists what is/isn’t allowed, and evidence landlords must show (e.g., housekeeper job description, invoices, hours).

Registration at the municipality (BRP)

• If you live in the Netherlands for 4+ months, you must register in the BRP at the address where you live. For moves within NL, report to your new municipality no earlier than 4 weeks before and no later than 5 days after moving. For first-time arrival from abroad, register within 5 days after arrival.
• Municipalities stress the same deadline; late registration can cause loss of benefits and fines.

Scam Alert: Any listing that says “registration (BRP) not possible” is a major red flag. Without BRP registration you risk fines and lose access to benefits like huurtoeslag (housing benefit).

Agency fees & “key money”

• A broker acting (also) for the landlord cannot charge the tenant bemiddelingskosten (double commission). Courts and industry guidance consistently confirm the ban in art. 7:417 lid 4 BW. Key money (sleutelgeld) is also unlawful.

How to check if your rent is legal (step-by-step)

A) For a room (shared facilities)

1. Collect facts: room size (m²), shared/own facilities, building WOZ value, energy label (if known), outdoor space.
2. Go to Huurprijscheck – Onzelfstandige woonruimte and enter the data.
3. Compare the maximum legal rent with the proposed basic rent (kale huur).
4. If the proposed rent is higher, ask the landlord to correct it before signing.
5. If you already signed, you can still dispute within the statutory time limits—see below.

B) For a self-contained studio/apartment

1. Collect facts: floor area (by room), kitchen/bathroom specs, energy label, WOZ value, outdoor space.
2. Use the Huurprijscheck or the WWS policy books to understand how points stack up.
3. If the points total places the home in middenhuur (144–187 points) or social, the rent must respect the maximum price for that score. Ask the landlord for the points print-out (now standard).

Legal Tip: For a new tenancy of a regulated home, you can request the Huurcommissie to assess the initial rent. Historically you had 6 months from the start date to launch this; with the Affordable Rent Act, additional pathways now exist to correct wrongly liberalised contracts. Check procedures and deadlines carefully.

Disputing rent or service charges (what to do)

How to dispute the initial rent (new contract)

1. Talk to your landlord first, share the Huurprijscheck result and ask for correction.
2. If no agreement, file a request with the Huurcommissie (online). For regulated dwellings the initial rent can be reviewed; watch the 6-month window from the start date and the updated entry routes under the new law.
3. Prepare evidence: floor plan, photos, WOZ, energy label, and your contract.
4. Follow the Huurcommissie’s instructions; they can lower the rent to the legal maximum.

How to dispute service costs

1. Request the annual settlement (if not received by 30 June) and ask to inspect invoices.
2. Disagree? Object in writing to your landlord and ask for correction.
3. Still no agreement? Submit to the Huurcommissie within the procedural timeframe (often up to 24 months after the 6-month settlement deadline).

Pro Tip: Keep everything in writing and store PDFs. The Huurcommissie may ask for supporting documents.

Returning your deposit: the correct process

1. Pre-checkout: Send a written request for a joint inspection and list any issues to fix.
2. Key handover: Record meter readings and hand back all keys.
3. Timeline: The landlord must repay your deposit within 14 days. If they intend to deduct, they must share a detailed specification and return the remainder within 30 days. Refuse vague “cleaning” lumpsums without receipts.
4. Not paid? Send a formal demand letter; you can then claim via the court and report breaches to the municipality under the Good Landlordship Act.

Registration (BRP), housing benefit & taxes

BRP: why it matters

You must register where you live if you stay more than 4 months. For moves within NL, notify the new municipality not earlier than 4 weeks before and within 5 days after moving. First registration from abroad must be done within 5 days after arrival. Lack of registration can impact benefits and can be fined.

Huurtoeslag (housing benefit)

• Most rooms do not qualify. Exceptions exist for designated pre-1997 room complexes. Self-contained student studios can qualify if you meet rent, income, and assets conditions. Always check the official criteria.
• See the Belastingdienst overview pages and use their calculators before you sign.

Pro Tip: If a studio is just above a huurtoeslag threshold, ask whether the landlord can set the basic rent slightly lower and itemise service costs correctly. This can legitimately restore eligibility.

City-by-city differences that affect students

• Room rental permits: Many cities restrict or license room rental (kamerbewoning) to protect liveability. Rotterdam, for example, requires a permit for room rental and sets conditions (e.g., individual written room leases, potential fire-safety obligations). Students don’t apply for these permits, but non-compliance by the landlord can cause issues; it’s reasonable to ask whether the property is properly permitted.
• Good Landlordship enforcement: Municipalities can enforce Good Landlordship rules and—since 2025—also Affordable Rent Act compliance. Amsterdam highlights this explicitly.
• Verhuurvergunning (landlord licence): Some municipalities roll out a verhuurvergunning regime in designated areas; others (like Amsterdam) chose not to introduce a general landlord licence but enforce the national rules. Check your city’s website.

Typical price levels (2024/2025)

• Rooms (private market): Average room rents rose sharply. Kamernet reports a national average of ~€705 p/m in late 2024, with Q2-2025 city averages such as Amsterdam €928, Haarlem €900, Utrecht €880, Leiden €825, Delft €770, Groningen €680, Nijmegen €660, Enschede €583. Platform data, but good for orientation.
• Unregulated (free-sector) rentals: Pararius reports Q2-2025 national average €20.06 per m² per month, the first time above €20/m², with supply down 36.4% year-on-year—indicating extreme tightness.

Note: These are asking prices for new lets. The points system may cap what you can legally be charged in regulated and mid-rent homes. Always calculate or ask for the points report.

Tables

Table 1 — Contract types & legal features

Contract type	Who/When	Duration	Termination & notice	Price regime	Special notes
Indefinite-term (default)	Most student tenancies since 1-7-2024	No fixed end	Tenant: 1 month notice; landlord needs statutory ground	WWS applies if points indicate regulated/mid-rent	Short fixed terms largely abolished in 2024.
Campuscontract	Students in campus housing	Linked to enrolment	Landlord can end when studies end (with rules)	Usually WWS-regulated	Provide enrolment proof on request.
Jongerencontract	Tenants 18–27	Time-limited up to legal maximum	Ends after term if conditions met	Often WWS-regulated	Target-group exception under the 2024 law.
Hospita (lodger)	Room in landlord’s home	Open-ended	First 9 months probation; then normal protection	WWS for rooms	Cultural fit matters; ask about house rules.

Table 2 — 2025 maximum rent increases

Segment	Cap in 2025	Applies to	Notes
Social	5% from 1 July 2025 (special rule for very low rents)	Social sector	Income-dependent surcharges may apply to higher incomes; rent cannot exceed WWS max.
Mid-rent (middenhuur)	7.7% (2025)	New lets 1-7-2024+ meeting mid-rent criteria	Also bound by WWS max for the points total.
Free sector	4.1% (2025)	Liberalised contracts	Cap runs to 2029; depends on inflation/wage growth formula.

Table 3 — Who pays for what? (selected examples)

Item	Tenant’s duty	Landlord’s duty
Minor repairs (e.g., replacing toilet seat, tap washer)	Yes (small repairs)	—
Major repairs (e.g., new boiler, exterior painting)	—	Yes (structural/major)
Common area cleaning/housekeeper	Pay through servicekosten if agreed and reasonable	Arrange service; provide annual breakdown
Energy for own meter	Tenant pays supplier (or advance)	—
Defect unresolved by landlord	May seek rent reduction via Huurcommissie	Must maintain property to standard

(Based on Rijksoverheid guidance and Huurcommissie service-cost rules.)

Worked example: sanity-checking a room rent

Scenario: You view a 12 m² room in a 1930s house in Rotterdam, shared kitchen and bathroom, energy label D, with a quoted basic rent €645 plus €85 service costs.

1. You collect details (room size, shared facilities, WOZ value via WOZ-waardeloket if possible, energy label).
2. You run the Huurprijscheck (rooms) and get a maximum legal rent below the asking price.
3. You email the agent with your calculation and ask them to adjust to the legal maximum.
4. If they refuse, you sign under protest (if you must move), then file with the Huurcommissie within the deadlines for initial rent disputes.
5. Because it is room rental, you also ask the landlord to confirm that the property has the required room-rental permit under Rotterdam’s 2025 ordinance.

What to check before you sign (10-point checklist)

1. Type of home: Room vs self-contained? (Determines WWS track and potential huurtoeslag.)
2. Points report: Ask for the WWS print-out; compare with the Huurprijscheck.
3. Deposit: Confirm max 2 months and repayment timeline. Avoid cash.
4. Service costs: Request itemised list; avoid “all-in” pricing without breakdown; insist on annual settlement by 30 June.
5. Agency fees: If the agent acts for the landlord, you don’t pay. Decline bemiddelingskosten and any key money.
6. Permit status (rooms): In cities like Rotterdam, ask whether the address has the required kamerverhuur permission.
7. Termination clauses: Campus/youth contracts and hospita rules differ—read carefully.
8. Registration: Confirm BRP registration is allowed at the address.
9. Rent increase clause: Must comply with legal caps for 2025.
10. Inventory & defects: Add photos and a written check-in report.

Scam Alert: Never transfer a deposit or first month’s rent before you have seen the property, verified the landlord/agent, and signed a valid contract. Watch for copied photos, pressure tactics, and requests to pay via anonymous channels; Dutch anti-fraud portals warn students every year.

After you move in: the first month

• Register at your municipality (BRP) within 5 days after moving (or arrival from abroad), or earlier online up to 4 weeks in advance.
• Utilities & internet: set up accounts if you have your own meters.
• Insurance: consider liability and contents insurance.
• Keep records: contract, points report, inventory, meter readings, all emails.

Cultural & regional insights for students (so you’re not surprised)

• **“Unfurnished” (kaal) really means bare: rentals often come without flooring, curtains, or light fixtures. Budget for this.
• Hospita culture: House rules and personal fit matter more; use the 9-month probation to assess compatibility.
• Permit politics: Cities differ—Amsterdam focuses on enforcing national rules; Rotterdam is strict on room rental licensing and fire safety for larger house-shares.
• Market tightness: New free-sector listings receive many responses and prices are high (Pararius Q2-2025). Start early and use regulated student providers (Kences/ROOM) where possible.

Common mistakes (and how to avoid them)

• Paying illegal agency fees: If the agent acts for the landlord, you owe nothing. Politely cite art. 7:417 lid 4 BW and refuse.
• Missing the initial-rent challenge window: For regulated homes, the first months are critical; get your Huurprijscheck done and file in time if needed.
• Accepting “all-in” rent: Demand a split between basic rent and service costs; insist on the annual settlement by 30 June.
• Not registering (BRP): “No registration possible” can cost you benefits and lead to fines. Avoid such rentals.
• Over-deposit: More than 2 months is illegal; use the 14-/30-day repayment rule after hand-back.
• Ignoring permit rules (rooms): If house-sharing is unpermitted in your city, neighbours or inspectors may intervene. Ask before you sign.

Worked example: claiming back overcharged service costs

1. By 30 June you should have your 2025 service-cost settlement. If not, request it.
2. You review and find housekeeper costs with no breakdown.
3. You ask for invoices and a description of duties. If the landlord cannot show them, costs are not chargeable.
4. Dispute remains? File with Huurcommissie within the procedural time limits.

Price & budget planner for students (illustrative)

City (Q2-2025, platform data)	Typical room ask (€ p/m)	Notes
Amsterdam	€928	Extreme competition; verify WWS for rooms/studios.
Utrecht	€880	Long waiting times in student corp. housing.
Leiden	€825	Active student housing providers; apply early.
Delft	€770	Tech/university demand spikes.
Groningen	€680	More room supply than the Randstad.
Nijmegen	€660	Check huurtoeslag for independent studios.

Note: These are asking prices on a private platform. Your legal rent may be lower under the points system.

Frequently asked student questions

Can I get huurtoeslag on a room?

Usually no. Only some designated rooms from before 1 July 1997 qualify. Self-contained studios can qualify if you meet the rent/income/asset criteria. Always check the Belastingdienst conditions.

What if my landlord refuses to return my deposit?

Refer them to the 14-day legal rule (and 30 days with specification). If they still refuse, send a formal notice and consider legal action; you can also report under the Good Landlordship regime.

My agent is demanding €350 “administration costs.” Is that legal?

If the agent works (also) for the landlord, no. The double-commission ban applies. Politely cite art. 7:417 lid 4 BW and ask for removal of the fee.

The landlord says the rent can go up by 10% next year.

Not if the legal caps are lower. For 2025: 5% social, 7.7% mid-rent, 4.1% free sector—and rents cannot exceed the WWS maximum for regulated and mid-rent homes.

Red-flags & quick wins

Scam Alert: Refuse to pay cash, Western Union, crypto, or to a non-Dutch bank without seeing the property and contract. Verify the landlord’s IBAN name matches the landlord or authorised agent.

Legal Tip: If the lease is room rental in the landlord’s home, remember the 9-month probation—and that your legal protection strengthens afterwards.

Pro Tip: Keep a shared drive with your contract, points report, service-cost settlements, and correspondence. It’s the fastest way to win a dispute.

Step-by-step: your first 30 days (timeline)

1. Sign & collect: Contract + points report + itemised service-costs list.
2. Keys & meters: Photo all readings, condition of fixtures, and any defects.
3. Register (BRP): Book or complete online—deadline 5 days post-move.
4. Budget: Confirm rent-increase clause complies with 2025 caps.
5. Eligibility: If in a self-contained studio, check huurtoeslag.
6. Calendar: Set reminders—30 June for annual service-cost settlement; 14/30-day deposit rule at the end.

Responsibilities checklist (quick reference)

• You (tenant): everyday small repairs; careful use; notify defects promptly; pay rent on time; keep to house rules; register in the BRP.
• Landlord: major maintenance; ensure habitability; provide points calculation (regulated/mid-rent); provide annual service-cost settlement; return deposit on time.

Key Takeaways

• Know your contract: Most student leases are now indefinite; exceptions include campus, youth, and hospita.
• Price protection is real: Rooms and many studios are bound by WWS points; ask for the points report and use Huurprijscheck before you sign.
• Deposits are capped at 2 months and must be repaid within 14 days (or 30 days with deductions specified).
• Rent increases (2025) are capped: 5% (social), 7.7% (mid-rent), 4.1% (free sector).
• Service charges must be actual and itemised, with an annual settlement by 30 June; you can challenge for up to 24 months after the deadline.
• Registration (BRP) is mandatory; report your move within 5 days and avoid “no registration” rentals.
• Agency “double” fees are unlawful when the agent also serves the landlord; refuse bemiddelingskosten and any key money.
• City rules vary: e.g., Rotterdam licenses room rental; Amsterdam emphasises enforcement of national rules. Check local requirements.

Final word: The Dutch system offers strong legal protection if you use it. Ask for the points calculation, insist on itemised costs, register, and keep everything in writing. When in doubt, the Huurcommissie and official government pages are your first stop.