Moving In: Deposits, Utilities, and Registrations

Introduction

Welcome to your new Dutch home! This chapter of The Ultimate Dutch Rental Handbook walks you through everything that happens between signing your lease and actually living comfortably: paying and recovering your deposit (borg), setting up utilities (electricity, gas, district heating, water, internet), and registering your address with the municipality (BRP).

Why it matters: these are the “first-week” tasks that trigger the rest of your life admin in the Netherlands—opening bank accounts, getting municipal tax bills to the right place, applying for huurtoeslag (rent allowance), and avoiding expensive mistakes like penalty fees on energy contracts or lost deposits. Not understanding the rules can cost hundreds of euros and weeks of stress. This chapter helps you avoid that.

Along the way, you’ll get step-by-step checklists, legal references, and cultural notes (like why “unfurnished” often means no light fixtures). And whenever you need listings, a glossary of rental terms, or renters’ news, Luntero is your friend: we aggregate verified listings and publish expert handbooks like this one to keep you up to speed.

How the Dutch Rental System Affects Your Move-In

The Netherlands tightly regulates part of the rental market. Whether your new home falls into social, regulated mid-rent, or free sector influences your rights on rent levels, rent increases, and how you resolve disputes.

• Since 1 July 2024, the Affordable Rent Act (Wet betaalbare huur) expanded rent protection: most homes with fewer than ~187 WWS points (the woningwaarderingsstelsel points system) are regulated. From 1 January 2025, landlords must include a points calculation with every new lease, and municipalities started enforcing the new rules.

• For 2025, the government set maximum rent increases: 4.1% (free sector), 7.7% (mid-rent) from 1 January 2025, and 5% (social) from 1 July 2025.

Legal Tip: You can check a home’s points and maximum legal rent using the Huurcommissie’s Huurprijscheck (rent check). If the calculated maximum is lower than what you pay, you may seek a reduction.

Deposits (Borg): What’s Legal and What’s Normal

The Rules at a Glance

• Maximum amount: For leases signed on or after 1 July 2023, a deposit cannot exceed two months’ basic rent (kale huur). Older contracts may still be up to three months based on earlier case law.
• Return deadline: The landlord must return the deposit within 14 days after the end of the tenancy. If they deduct allowed costs, the remainder must be returned within 30 days, with a written cost breakdown. No interest is required.
• Allowed deductions: arrears, service charges (servicekosten), tenant-caused damage, and energy performance fees (EPV)—not administrative charges.
• If the deposit is too high: you can pay under protest and report to the municipality (which may fine the landlord) or ask a court to lower it.

Scam Alert: Beware of “deposit + key fee + contract fee.” Agency fees to tenants for brokering a property you found via that same agency are generally not allowed; and deposits above two months for new contracts are unlawful. When in doubt, keep all payments by bank transfer and request receipts.

Practical Steps to Protect Your Deposit

1. Pre-move-in inspection (opnamestaat): Document every scratch with photos/video and a dated checklist signed by both parties.
2. Record meter readings (electricity, gas, heat, water) with timestamped photos.
3. Clarify small items: who replaces broken light bulbs, smoke detector batteries, and how “professional cleaning” is defined at move-out.
4. At move-out, repeat the inspection and compare to your move-in file before handing over keys.

Deposit Cheat Sheet

Topic	What to Do	Why It Matters	Source
Max deposit	Don’t accept > 2 months (new contracts)	Unlawful & fine-worthy
Return deadline	Calendar 14 days; if deductions, 30 days + written breakdown	Faster recovery
Deductions allowed	Arrears, service costs, tenant damage, EPV; no admin fees	Dispute non-allowed items
If dispute	Write, then claim via kantonrechter (subdistrict court)	Huurcommissie doesn’t rule on deposits

Pro Tip: If your landlord wants a higher deposit because of pets or furnishings, reference the two-month cap and suggest extra cleaning on exit or a clear pet clause instead. Keep it courteous but firm.

Utilities: Powering Your New Home

How Utilities Work in the Netherlands

• Grid operator (netbeheerder) vs supplier (leverancier): the grid operator owns and maintains the cables/pipes; you cannot choose them. You can choose your electricity/gas supplier. Find your grid operator via the official postcode checker.
• Energy contract when moving: When you move, you can continue, cancel, or switch contracts. Be mindful of early termination fees—rules changed on 1 June 2023.
• District heating (stadswarmte): If your home is on block/district heat, you typically cannot choose a heat supplier. The ACM sets maximum heat tariffs annually; for 2025 the variable tariff is slightly lower and fixed costs are roughly unchanged.
• Water: Drinking water is provided regionally by one of about 10 water companies; you register with your regional provider (e.g., Waternet in Amsterdam).
• Internet/TV: Providers vary by address; use provider checkers or ask prior tenants. In new builds, activation can take 1–3 weeks—plan ahead.

Legal Tip: If a salesperson misled you into an energy contract (wrong product, business contract for a residence), the ACM explains when you can annul or void it. Keep documentation.

Move-In Meter Checklist

• Electricity: meter serials, day/night readings, photos.
• Gas: meter serial, photo of index.
• District heating: heat meter reading or GJ index (if applicable).
• Water: meter reading and serial, photo.

Send the readings to the relevant suppliers on day one and keep copies.

Typical Monthly Utility Costs (Context Only)

Energy costs fluctuate. As a reference point, CBS estimated an average household energy bill around €2,363/year in early 2024 (≈ €197/month), noting large differences by dwelling type and contract. Treat this only as a ballpark for budgeting.

Water, Waste & Municipal Bills

After you register at your new address, expect two types of local bills:

• Water company charges: billed by your regional provider (e.g., Waternet). You typically notify them when moving.
• Municipal taxes: the afvalstoffenheffing (waste collection tax) is paid by every household occupant; many cities also levy rioolheffing (sewerage tax). Details vary per city. In Amsterdam, every household pays waste tax; in Rotterdam, residents receive an annual municipal bill (new residents receive a bill for the remainder of the year once registered).

Pro Tip: On a tight budget? Many municipalities offer kwijtschelding (waiver) for low-income households—check your city’s tax portal.

Registration (BRP): Make Your Address Official

Who Must Register and When

• New to the Netherlands? If you will reside for more than 4 months within 6 months, you must register in the BRP within 5 days of arrival.
• Moving within the Netherlands? Report your change of address from 4 weeks before to 5 days after your move.

Why it matters: BRP registration is required for a BSN, DigiD, health insurance, and benefits like huurtoeslag. Without it, your mail and municipal bills won’t reach you.

How to Register (Step-by-Step)

1. Book the appointment with your new gemeente (municipality)—some allow online change of address if you already live in the Netherlands. Processing is usually within days.
2. Bring documents: passport/ID, rental contract, and (if applicable) legalized/apostilled birth/marriage certificates—confirm requirements with your gemeente.
3. All household members attend (varies by city).
4. Collect confirmation or check MijnOverheid once processed.

Scam Alert: Genuine municipalities never ask you to pay BRP fees via WhatsApp or to transfer money to “activate registration.” Always use the official municipal portal.

Service Costs (Servicekosten): What You Pay and When It’s Settled

Servicekosten are charges for services linked to living in the property (e.g., cleaning common areas, gardening, caretaking, shared utilities). They are advance payments that must be settled annually.

• Annual statement: Landlords must provide a detailed annual settlement before 1 July for the previous calendar year; if absent after 3 weeks of your written request, you can escalate to the Huurcommissie.
• Allowed/typical items: shared utilities, cleaning, caretaker (huismeester), lift maintenance, minor supplies for common areas. The Huurcommissie’s Servicekosten Policy Book (2025) explains item-by-item how they assess reasonableness (e.g., 70% of caretaker costs may be chargeable).
• Who can go to the Huurcommissie? For social and new mid/free-sector contracts (signed on/after 1 July 2024), Huurcommissie decisions on service costs are binding. For older free-sector contracts, the Commission can give advice only if the contract allows.

Example: Reading Your Service Cost Statement

Suppose you paid €90/month advances (total €1,080). The landlord shows:

• Cleaning/maintenance common areas: €420 (receipts attached)
• Electricity for common spaces: €300 (metered)
• Caretaker: €400 (70% of total as per policy) → €280 chargeable
• Total allowable: €1,000 → Refund due: €80

Legal Tip: You have two years to submit a service-costs case to the Huurcommissie (e.g., 2023 statement can be filed until 30 June 2026).

Rent Sectors, Points & Price Caps (WWS) — What It Means for You

Sector Overview (2025 price level)

Sector	Typical WWS Points	Monthly Rent Range	Rights You Have	Source
Social	≤ 143 points	Up to ~€900	Price cap + strong protections
Mid-rent (middenhuur)	~144–186 points	~€900–€1,184.82	Price cap + Huurcommissie access
Free sector	≥ 187 points	> €1,184.82	Rent increase capped by national rule; fewer price caps

Note: Thresholds update annually. Always check the current year’s liberalization boundary and points.

How to Check Your Rent via WWS (10-Minute Guide)

1. Gather details: usable floor area, energy label, outdoor spaces, kitchen/bathroom facilities.
2. Open the Huurcommissie Huurprijscheck and enter the data.
3. Compare the maximum legal base rent with your contract.
4. If your home’s points place it in social or mid-rent but your rent is higher than allowed, you can request a rent reduction.

Internet, TV & Heat: Set-Up Paths and Pitfalls

Internet/TV

• Check address availability early (fiber vs cable).
• In multi-tenant buildings, ask the VvE/landlord about existing connections and permissions for routers/ONTs.
• Time to install varies; book as soon as you have the handover date.

Heat (District/Block Heating)

• If your complex uses stadswarmte, you pay a fixed part and a variable part up to ACM-set maximums each year. Expect a separate contract from the heat provider (e.g., Vattenfall Warmte, Ennatuurlijk), not from your electricity/gas company.

Pro Tip: In district-heated homes, the electricity contract still matters because your heat interface unit and hot-water circulation use power. Compare tariffs accordingly.

Move-In Day: The Ultimate Checklist

Documents & Admin

• Lease + point calculation (for contracts from 1 Jan 2025, this should be attached).
• Proof of deposit payment and any agreed inventory list.
• BRP appointment confirmation.

Property Condition

• Full walkthrough with photos/videos (ceilings, floors, tiles, appliances, windows, ventilation grilles).
• Test smoke detectors; note missing bulbs/fixtures (common in “unfurnished” rentals).
• Note minor defects and email the list same day.

Meters & Keys

• Record all meter readings with photos and serial numbers; email to suppliers.
• Count keys/fobs and note any missing ones.

Utilities Activation

• Electricity/gas or heat: confirm contract activation dates.
• Water: register with your regional company (e.g., Waternet).
• Internet: confirm installation window.

How to Dispute: Huurcommissie & Courts

A. Service Costs Dispute (Huurcommissie)

1. Ask for correction: email the landlord with specific objections. They have 3 weeks to respond.
2. No response or no agreement? File online via MijnHuurcommissie (DigiD). You have 2 years from the relevant year’s end (e.g., 2023 → until 30 June 2026).
3. Decision: Binding for social and new mid/free-sector contracts; advisory for some older free-sector contracts (if agreed in the lease).

B. Initial Rent Level (WWS)

• Use the Huurcommissie’s Huurprijscheck and submit a request if the maximum legal rent is lower than your contract amount. The new law requires attaching the points calculation to new leases; this simplifies your case.

C. Deposit Disputes

• The Huurcommissie does not adjudicate deposit repayments. If negotiation fails, claim through the kantonrechter (civil subdistrict court). Use the Rijksoverheid model letter first.

Responsibilities: Tenant vs Landlord

Item	Tenant	Landlord	Notes
Basic rent	Pay on time	—	Late payment can justify deductions from deposit.
Servicekosten advances	Pay monthly advances	Provide annual settlement by 1 July + breakdown	Huurcommissie can decide disputes.
Minor maintenance	Replace bulbs, fuses, keep drains clear	Structural repairs, major maintenance	Check lease for details.
BRP registration	Register within legal deadlines	—	Needed for BSN, benefits.
Utilities	Choose supplier, send meter readings	Provide safe installations	Early termination fees may apply.
Deposit	Pay ≤ 2 months (new contracts)	Return within 14 days (or 30 with deductions)	Written specification required.

City-Specific Quirks and Cultural Notes

• Unfurnished (ongemeubileerd) ≠ ready to live: unfurnished may mean no flooring, curtains, or light fixtures. Budget accordingly.
• Amsterdam & Rotterdam issue consolidated municipal tax bills annually; new residents often receive a pro-rated assessment after BRP registration. Check for payment plans or waivers if needed.
• District heating is common in newer high-density areas; you don’t pick the heat supplier and must watch ACM’s annual tariff updates.
• Energy grid congestion is an ongoing national topic; your netbeheerder (e.g., Liander, Enexis, Stedin) handles connections—suppliers cannot fix capacity constraints. Use the official postcode checker to confirm your operator.

Cost Planning: Real-World Ranges

Cost Item	Typical Range	Notes / Where to Check
Deposit	1–2 months base rent (legal max 2 for new contracts)	Higher is unlawful (new contracts).
Electricity & Gas	Highly variable; ~€2,363/yr avg in early 2024 (CBS)	Use as ballpark only; compare current tariffs.
District Heat (fixed + variable)	Varies by provider; ACM publishes annual maximums	Check current 2025 ACM tariff page.
Water	~€10–€25/month per household (varies)	Register with your regional water company.
Municipal Waste Tax	City-specific (e.g., Amsterdam/Rotterdam publish annual tariffs)	Look up your gemeente’s page after BRP registration.

Common Mistakes (and How to Avoid Them)

1. Paying an over-the-limit deposit Fix: Politely point to the two-month cap for new contracts; if pressed, pay under protest and alert the municipality or seek a court reduction.

2. Forgetting BRP registration Fix: Book the appointment early; you have 4 weeks before to 5 days after your move to notify the change (or 5 days after arrival if new to NL).

3. Not checking WWS points Fix: Run the Huurprijscheck to ensure your rent is lawful; a mid-rent or social-level home must respect the price cap.

4. Ignoring annual service-costs settlement Fix: Ask for the statement before 1 July; escalate to the Huurcommissie if missing or incorrect.

5. Switching energy blindly Fix: Check early termination rules (post-1 June 2023 changes), compare offers carefully, and verify the company you’re actually contracting with.

6. No move-in photo log Fix: Take timestamped photos of every room and all meters; email the set to your landlord and yourself.

Worked Example: Is My Rent Lawful?

• Apt: 55 m², energy label B, small balcony, modern kitchen, basic bathroom.
• Rough WWS estimate (~example): space + energy + facilities ≈ 170 points.
• 2025 sectors: That’s typically mid-rent. The rent should not exceed the mid-rent cap (~€1,184.82). If your base rent is €1,250, you likely overpay. Use the Huurprijscheck and request a rent reduction via the Huurcommissie.

Step-By-Step: Your First Week in a New Dutch Rental

1. Day 0–1: Handover, sign inspection list, capture photos, record meter readings (and send to suppliers).
2. Day 1–3: Register BRP; update water provider; start internet order; verify energy/heat/water activations.
3. Day 3–7: Open a file for receipts, deposit proof, and your WWS rent check; create a calendar reminder for service-costs settlement by 1 July.
4. Week 2–4: If eligible, consider huurtoeslag (rent allowance) and apply via the Tax Administration (Belastingdienst).

Legal Requirements in the Netherlands (Quick Reference)

Requirement	Description	Source
Deposit cap	Max 2 months base rent for contracts from 1 Jul 2023; older contracts up to 3 months via case law. Return within 14 days (30 with deductions).
Service-costs settlement	Landlord must send annual statement by 1 July for previous year; you can escalate if missing/incorrect.
Rent increase caps 2025	4.1% (free sector), 7.7% (mid-rent) from 1 Jan 2025; 5% (social) from 1 Jul 2025.
Points & sectors	Regulated segments defined by WWS points; ~187+ points and > €1,184.82 is 2025 free-sector threshold.
BRP registration	New arrivals: register within 5 days of arrival if staying > 4 months; moving within NL: notify 4 weeks before to 5 days after.
Heat tariffs	ACM sets annual maximum district-heat tariffs.
Energy contract rules	Early-termination fee rules changed 1 Jun 2023; check before switching at move-in.
Water connection	Register with regional water company when moving house.

Responsibilities Checklist (Print-Friendly)

• Deposit paid (≤ 2 months) with bank proof and receipt.
• Inspection report + photo log saved and emailed.
• Meter readings (all) documented and submitted.
• Energy/heat and water contracts confirmed.
• BRP registration completed (or appointment booked).
• Internet/TV order placed.
• Calendar reminder: service-costs statement due by 1 July.
• WWS points checked and filed with your lease.

Differences by Housing Type

Type	Utilities Setup	Service Costs	Deposit Notes
Private apartment (independent)	Choose your power/gas supplier; sometimes district heat	Common in shared buildings (cleaning, lift)	Cap applies; return deadlines apply
Room/Studio with shared facilities	Often included or split; confirm metering	More shared services; check fairness	Deposit rules still apply
New-build with district heat	Heat contract with fixed & variable charges	Heat service lines may be part of servicekosten	Budget for heat standing charges

Pro Tip: In all cases, request clear service-cost budgets upfront and the prior year’s settlement if available.

When to Use Luntero

• Before move-in: cross-check listings, read our glossary (Dutch rental jargon decoded), and scan our renters’ news for policy changes (e.g., rent caps, municipal rules).
• During move-in: use this handbook chapter as your on-the-ground checklist.
• After move-in: track legislative updates on rent increases, service-costs policy, and heat tariffs—Luntero keeps guides current and practical.

Key Takeaways

• Know your caps: Most new leases can demand no more than two months’ deposit; deposits must be returned within 14 days (or 30 with deductions and a written breakdown).
• Register fast: BRP registration is mandatory and time-boxed; without it, expect trouble opening services and receiving benefits.
• Check the points: The WWS determines whether your rent is capped; from 2025, landlords must provide the point tally with new contracts.
• Service costs are not a black box: An itemized statement by 1 July is compulsory; disputes go to the Huurcommissie within 2 years.
• Utilities: don’t sleep on them: Confirm contracts, mind post-June-2023 penalty rules, and register water/district heat correctly.
• City bills are normal: Expect waste/sewage taxes after registration; look for waiver options if eligible.