Student Tenant Rights and Common Pitfalls

Introduction

This chapter explains your rights and responsibilities as a student tenant in the Netherlands—and the frequent traps that cost students money, time, or even their home. We cover contracts (including campuscontract and hospita arrangements), rent caps and the points system, deposits, BRP registration, service charges, maintenance, rent increases, and how to challenge unfair rents or charges.

Why it matters: Dutch housing law strongly protects tenants, but rules changed in 2024–2025. Permanent leases are again the norm; mid-market rent regulation now applies; landlords must attach a points tally to new contracts; and deposits are capped. If you don’t know these rules, you risk overpaying, missing a deadline to contest your rent, or committing a breach (like illegal subletting).

How Renting Works in the Netherlands (2025 snapshot)

• Vast contract = default. Since 1 July 2024, permanent contracts are the norm. Temporary contracts are only allowed for specific target groups (e.g., students) under detailed conditions.

• Rent regulation expanded. The Wet betaalbare huur (Affordable Rent Act) modernised the woningwaarderingsstelsel (WWS). As a rule of thumb in 2025:

  • Social sector: up to 143 points
  • Middenhuur (mid-market): 144–186 points
  • Vrije sector: ≥ 187 points (typically above €1,184.82, price level 1 Jan 2025). Municipal enforcement began 1 Jan 2025; landlords must include a WWS point sheet with new contracts from 1 Jan 2025.

• Annual rent increase caps (2025):

  • Free sector: max 4.1% in 2025
  • Mid-market: 7.7% (from 1 Jan 2025)
  • Social sector: 5% (from 1 July 2025)

Legal Tip From 1 January 2025, your landlord must provide a WWS point calculation with new contracts in the regulated social and mid-market sectors. If missing, ask in writing; municipalities can enforce and fine.

Contract Types Students Actually See

Permanent lease (onbepaalde tijd)

• Standard since 1 July 2024. Landlord may only terminate on statutory grounds and via the courts if you do not agree. You can normally terminate with at least one month’s notice (check your payment term).

Campuscontract (student-only housing)

• Designed for student housing: you must be enrolled. After you finish (or stop) studying, you generally have six months to move out. You keep normal rent-price protection, but the landlord can end the lease once you’re no longer a student (with proof and proper notice).

Hospitaverhuur (room in the landlord’s own home)

• You rent a room in the owner’s home. There is a 9-month trial period during which you have no regular eviction protection. After the trial, normal protection applies (unless special rules change—see proposed reforms).

Pro Tip In student cities, many shared houses are onzelfstandig (rooms with shared kitchen/bath). These always fall in the regulated sector and must follow the room points system (WWS-O). Use the Huurprijscheck for rooms to see your legal maximum base rent.

The Dutch Points System (WWS): What Students Need to Know

The WWS assigns points to features of a dwelling (size, energy label, private bathroom, kitchen, outdoor space, WOZ value, etc.). Your maximum legal base rent (kale huur) follows from the total points. The system differs slightly for self-contained studios/apartments vs rooms (onzelfstandig).

• Where to check: Use the Rent Tribunal’s official Huurprijscheck (separate tools for rooms and self-contained units).
• 2025 sectors by points (self-contained): up to 143 (social), 144–186 (mid-market), ≥ 187 (free sector). Rooms are always regulated with their own maximum.
• Energy performance matters. A better energy label adds points; poor insulation reduces the legal cap. (The policy books and calculators incorporate this.)

Step-by-Step: Check if your rent is legal (rooms)

1. Open Huurprijscheck – onzelfstandige woonruimte. Gather the WOZ value, surface area, and info on your private vs shared facilities.
2. Answer all sections (dwelling, indoor/outdoor spaces, special items).
3. The tool returns points and the maximum base rent (at current price level). Save a PDF or take screenshots.
4. If your current base rent (excluding service costs) is higher, ask your landlord to reduce it to the legal maximum. If they refuse, proceed to the Huurcommissie process (see below).

Legal Tip If your contract quotes an “all-in” rent (one lump sum with no split between base rent and service costs), that’s not allowed. The Rent Tribunal can split it and reduce the rent (commonly by 20% until a proper split is provided).

Deposits, Fees & Money You Should (Not) Pay

Security deposit (waarborgsom)

• Maximum: 2 months’ rent (nationwide) for rental agreements entered into on or after 1 July 2023. This cap is enforced under the Wet goed verhuurderschap.
• Return deadline: Landlord must refund within 14 days after the tenancy ends; if deductions are made (with evidence), within 30 days.

Intermediary/agent fees (bemiddelingskosten)

• Tenants don’t pay agent fees where the agent acts for (or also for) the landlord; charging the tenant is forbidden (civil code art. 7:417(4) BW). Administration fees or “key money” (sleutelgeld) are also unlawful if they’re just profit. Challenge and reclaim.

Scam Alert Never transfer a deposit or “reservation fee” before viewing the property and signing a verified contract. Fake ads often pressure you to pay up front or send a “test payment” (even €0.01) to harvest your bank details. Use official channels and reverse-image-search photos.

Service Costs (servicekosten) & Utilities

Service costs cover shared services (e.g., cleaning of common areas, lighting in stairwells, caretaker), plus possibly furniture/appliance depreciation if documented. They must be reasonable and itemised annually.

• Annual statement: The landlord must provide a settlement and overview within 6 months after the end of the financial year (often by 1 July if they use a calendar year). You can ask for proofs (invoices, contracts).
• What counts: The Rent Tribunal lists typical allowable items and what doesn’t count as service cost. If the landlord won’t itemise, you can dispute.

Example—Service costs refund:

• You paid €60/month advance in 2024 (= €720). The landlord’s annual statement shows actual eligible costs of €45/month (= €540). You are owed €180 back, payable promptly with the statement deadline.

BRP Registration (Municipal Register)

If you live in the Netherlands for longer than 4 months within 6 months, you must register at your municipality (BRP). Many students forget this—leading to fines or issues with allowances and health insurance.

• Register within 5 days of moving in (practical windows vary by city appointment availability). BRP registration is mandatory for both Dutch and international students.
• Tip: Your huurtoeslag (rent allowance) eligibility, voting rights, and municipal taxes hinge on proper registration at your actual address.

Rent Increases in 2025 (Know Your Cap)

Sector	Cap 2025	Timing/Notes
Free sector (≥ 187 pts)	4.1%	Cap for 2025; check your letter for formula and effective date.
Mid-market (144–186 pts)	7.7%	Applies from 1 Jan 2025; mid-market is now regulated under Wbh.
Social (≤ 143 pts)	5%	From 1 July 2025. Local housing associations add rules for income-dependent measures.

Legal Tip If a proposed increase exceeds the cap or breaches procedure (wrong notice period, wrong date), you can object and, if needed, involve the Huurcommissie. Keep copies of the notice and respond in writing.

City-Specific Rules That Affect Students

Some municipalities require a kamerverhuur/woningdelen permit when 3+ unrelated people share a home. If the landlord doesn’t have the right permit, you may face enforcement (fines for the owner, possible end of the arrangement).

• Amsterdam: permit required if 3 or more unrelated occupants share; if the owner also lives there, permit from 2 or more lodgers.
• Rotterdam: permit rules apply from 3 persons; zones and quotas may restrict new permits; rules have been adjusted to enable more rooms in some areas due to shortage.

Pro Tip Ask for the permit number (if applicable) and check the address with the municipality’s website before you sign.

Who Pays What? (Repairs & Maintenance)

Dutch law splits minor day-to-day repairs (kleine herstellingen) to the tenant, and structural/major repairs to the landlord. The official list (Decree on Minor Repairs) includes things like replacing light bulbs, descaling taps, tightening hinges, and small garden upkeep. Landlords handle roof leaks, boilers (beyond routine bleeding/pressure topping), major damp, etc.

Item / Issue	Tenant	Landlord
Replace bulbs, fuses, shower hose, tighten cabinet hinges	✅
Descale taps/showerhead; clean drains (if due to use)	✅
Paint/repair due to wear & tear (normal use)		✅
Boiler failure / central heating malfunction (not due to misuse)		✅
Serious damp, leaks, structural rot		✅
Breakage caused by tenant/guests	✅
Common-area cleaning/light (if in service costs)	(via service costs)

Pro Tip If you report a defect, do it in writing (email) and give a reasonable deadline. For persistent issues, the Huurcommissie can grant temporary rent reduction until it’s fixed.

How to Challenge an Unfair Rent or Charges (Huurcommissie)

The Huurcommissie (Rent Tribunal) resolves disputes on rent levels, service costs, and defects. You pay a modest fee (refunded if you win). Procedures exist for initial rent, rent reduction on points, annual increases, and maintenance-related reduction.

A. Your base rent seems too high (rooms or self-contained)

1. Run the Huurprijscheck and save results (points + maximum rent).
2. Write to your landlord proposing a reduction to the legal maximum (use model letters).
3. No agreement? File with the Huurcommissie. They will inspect, calculate points, and issue a binding opinion (unless either party litigates).

Deadlines: For initial rent disputes, act promptly (specific time limits apply); for ongoing tenancies, you can pursue rent reduction on points. When in doubt, contact the Huurcommissie.

B. Service costs too high / no annual statement

1. Request the detailed annual statement (with proofs) if absent by the 6-month deadline after year end.
2. Object in writing if items look ineligible or inflated.
3. Apply to the Huurcommissie for a decision.

C. Rent reduction due to serious defects

1. Report the defect(s) to your landlord in writing and allow time to fix.
2. If unresolved, request rent reduction due to defects via the Huurcommissie. They classify defects and can reduce rent to 20%, 30% or 40% of current rent depending on severity until repair.

Student-Specific Topics

Subletting and replacement housemates

• Whole-home subletting is usually forbidden without the landlord’s written consent. Violating this can lead to termination.
• In many shared houses, replacing a housemate requires consent; student providers often run their own selection procedures.

Mixing up base rent vs all-in rent

• Your contract should split kale huur (base rent) from service costs and, if applicable, G/W/L. All-in is risky and unlawful as a permanent structure; you can ask to split and reduce the rent until corrected.

Huurtoeslag (Rent Allowance) for Students

• Self-contained student studios with their own kitchen, toilet, and bathroom may qualify if below the rent ceiling (in 2025 the general rent threshold is €900.07; age and household rules apply). Rooms (shared facilities) generally don’t qualify unless in rare pre-1997 designated complexes. Always check the Belastingdienst pages and use the eligibility tool.

Typical Costs & Benchmarks

• Deposit: up to 2 months’ rent maximum (legal cap).
• Annual rent increase caps 2025: see table above.
• Service costs (rooms): vary widely by building and included items; check the annual statement and compare to actuals (cleaning shared areas, lighting, caretaker are common).
• Student budget context: Nibud and government reports track student affordability; consult the 2024–2025 student affordability research for current benchmarks and policy context.

Pro Tip When comparing rooms, compare base rent only—not “all-in” figures. Then add realistic service costs (based on the building’s accounts), not glossy estimates.

Comparing Housing Types (Student Edition)

Type	What you get	Your protections	Key risks / notes
Room (onzelfstandig)	Private bedroom; shared kitchen/bath/WC	Always regulated via WWS-O; Huurcommissie jurisdiction	Watch for all-in prices; check points; city permit rules if 3+ roommates.
Studio (zelfstandig)	Own kitchen, bath, WC	Sector depends on points: could be social, mid, or free	Check points; ensure WWS sheet is provided from 2025.
Campuscontract	Student-only unit	Full rent-price protection; must move ~6 months after study ends	Keep proof of enrolment; expect periodic checks.
Hospitaverhuur	Room in owner’s home	First 9 months: no standard eviction protection	Be mindful during trial; clarify house rules upfront.

Legal Requirements in the Netherlands (at a glance, 2025)

Requirement	Description	Source
Deposit cap	Max 2 months’ rent (contracts from 1 July 2023).
Deposit return	14 days (no deductions) or 30 days (with specified deductions).
Agent fees to tenants	Forbidden if agent acts for landlord (art. 7:417(4) BW).
Points system	Determines max base rent; 2025 sectors: social (≤ 143), mid (144–186), free (≥ 187).
WWS sheet with contract	Mandatory for regulated contracts from 1 Jan 2025; municipalities can enforce.
Annual service cost statement	Provide within 6 months after year end; with proofs on request.
Rent increase caps 2025	Free: 4.1%; Mid: 7.7%; Social: 5% (from 1 July).
BRP registration	Mandatory if staying > 4 months in 6 months.

Common Mistakes (and how to avoid them)

1. Paying “all-in” rent without a split—losing track of base rent vs service costs.

   • Fix: Demand a split; use Huurcommissie if needed.

2. Missing the WWS check and overpaying for a room.

   • Fix: Run the Huurprijscheck and keep a copy.

3. Accepting illegal fees (bemiddelingskosten, sleutelgeld).

   • Fix: Cite art. 7:417(4) BW; reclaim.

4. Not registering in the BRP at the new address.

   • Fix: Book municipal appointment; it’s required after 4 months’ residence.

5. Ignoring city permit rules for shared houses.

   • Fix: Ask the landlord for the kamerverhuur/woningdelen permit if 3+ unrelated residents.

6. Not contesting service costs when no annual overview arrives.

   • Fix: Request the overview (by 6 months after year end); escalate if needed.

7. Overpaying deposit (more than 2 months) or waiting too long for a refund.

   • Fix: Know the cap and 14/30-day return rule.

8. Falling for scams (pre-payment before viewing, “one-cent verification”).

   • Fix: Never transfer before viewing and signing; verify the owner and permit.

Worked Examples

Example 1 — Room rent check & reduction

• Situation: You rent a 12m² room with shared kitchen/bath. Your base rent is €620.

• Action: You run the Huurprijscheck (rooms) with your building’s WOZ, features, and facilities. The tool shows a maximum base rent that is €80 lower than you pay.

• Next steps:

  1. Email landlord with the check result asking to reduce to the legal maximum (attach screenshots).
  2. If no agreement, submit to Huurcommissie (rent reduction on points).

Example 2 — Service cost correction

• Situation: Your contract lists €55/month service cost advance for cleaning hallways, shared lighting, and internet.
• Action: After year-end, you request the annual statement with invoices. It shows cleaning contracted for €25/month and electricity €8/month.
• Outcome: You negotiate a refund and a new advance of €33/month. If refused, you take it to Huurcommissie.

Example 3 — Deposit return

• Situation: You move out on 31 August, no damages beyond normal wear.
• Rule: Landlord must refund within 14 days (or 30 days with specified deductions). On day 20, you still have nothing.
• Action: Send a formal notice of default citing the rule and request payment within 7 days; consider legal help if ignored.

Your Rights if Things Go Wrong

• Unfair rent? Huurcommissie can lower it to the legal maximum. Keep deadlines—especially for initial rent checks.
• Defects not repaired? You can request temporary rent reduction until it’s fixed (with inspection).
• Illegal charges? Reclaim bemiddelingskosten or sleutelgeld.
• Unlicensed rooming? Ask the municipality or a tenant support group for help; cities can enforce against unlicensed conversions.
• Eviction threats? Don’t panic—contact !WOON, Woonbond, or student unions for assistance; landlords need valid grounds and proper procedure.

Practical Checklists

Pre-signing checklist (rooms & studios)

• I ran the Huurprijscheck (kept a copy).
• The contract separates base rent and service costs (no “all-in”).
• If 3+ housemates: I saw the kamerverhuur/woningdelen permit (Amsterdam/Rotterdam).
• Deposit is ≤ 2 months; clause shows 14/30-day return.
• No agent fees to me (only landlord pays).
• Landlord provided (or will provide) WWS point sheet (regulated sectors; from 2025).

Move-in checklist

• Photos of every room and meter readings.
• BRP registration appointment booked.
• Received house rules (especially in hospita/campus housing).
• Agreed on service cost advances and what’s included.

Moving-out checklist

• Pre-exit inspection; photos.
• Final meter readings and keys returned with receipt.
• Deposit due within 14 days (or 30 days with specified deductions).

Special Situations

Stopping studies (campuscontract)

If you stop or graduate, expect the landlord to request proof of enrolment. If you’re no longer a student, a 6-month move-out window typically applies (check your contract and provider rules). Keep communication in writing.

Living with a landlord (hospita)

Understand the 9-month trial: during this period, the landlord can end the arrangement more easily. Afterward, regular protections apply. Policy changes are under consultation in 2025 to create a tailored fixed-term hospita contract—follow updates if this applies to you.

International students

You have the same rights. Register at the BRP, use the Huurprijscheck, and don’t pay agent fees. Beware of advance payments to unknown accounts or via money transfer services.

Table: Responsibilities & Money Flows (Quick Reference)

Topic	Tenant	Landlord	Notes
Base rent	Pay monthly	Set within WWS (if regulated)	Contest via Huurcommissie if excessive.
Service costs	Pay reasonable advance	Provide annual statement + proofs	Statement within 6 months after year end.
Deposit	Pay ≤ 2 months	Refund 14/30 days	Deductions must be specified & evidenced.
Agent fees	Do not pay	Agent bills landlord	Tenant-side fees generally unlawful.
Minor repairs	Handle (list in decree)		“Besluit kleine herstellingen” gives the list.
Major repairs		Arrange & pay	Rent reduction possible for serious defects.

If You Need to Complain or Get Help

• Huurcommissie (Rent Tribunal): rent disputes, service costs, defects. Use official forms and guides on their website.
• Municipality: permits, BRP registration, and enforcement of Wet goed verhuurderschap (including deposit cap and discrimination bans).
• Belastingdienst: huurtoeslag eligibility and applications.
• Tenant groups: Woonbond, !WOON, and student unions (ASVA, etc.) provide practical support and letter templates.

Key Takeaways

• Know your sector (social/mid/free) by points; in 2025, mid-market is regulated and landlords must attach WWS points to new regulated contracts.
• For rooms, the WWS-O always applies—run the Huurprijscheck and don’t accept all-in rents.
• Deposit: cap 2 months, return within 14/30 days. Agent fees to tenants are forbidden.
• Service costs require an annual breakdown within 6 months—challenge inflated or ineligible items.
• Rent increases are capped in 2025 (4.1% free, 7.7% mid, 5% social). Verify & object if higher.
• BRP registration is mandatory if you stay > 4 months—book it early.
• Watch for scams. Never transfer money before viewing and signing a verified contract.