Deposits, service costs and your rights as a tenant in the Netherlands

Short answer: for leases signed since 1 July 2023, the deposit may be at most two months' basic rent, and the landlord must return it within 14 days after the lease ends (30 days if there's damage to settle). Since 1 July 2024, most new leases must be for an indefinite period, and many mid-market homes fall under maximum rents based on a points system.

*This article gives general information, not legal advice. For your own situation, contact the Huurcommissie or a tenant association such as !WOON in Amsterdam.*

Deposit rules

• Maximum two months' basic rent (excluding service costs) for leases from 1 July 2023.
• Returned within 14 days after you hand back the keys, or 30 days if the landlord deducts costs for damage — and they must explain the deductions.
• Always do a written check-in report with photos at the start, and a check-out report at the end.

Service costs

Service costs cover things like cleaning of shared areas, a caretaker, or furniture in a furnished home. They must be listed separately from the basic rent, and the landlord must send a yearly statement of actual costs. Overpaid service costs have to be refunded.

Indefinite vs temporary contracts

Since 1 July 2024 (the Wet vaste huurcontracten), new leases are in principle for an indefinite period. Temporary leases are only allowed in specific cases, for example student housing or when the landlord is temporarily renting out their own home. Ask which type your contract is and why.

Maximum rents and the points system

Every Dutch home gets points for size, energy label, facilities and location (the woningwaarderingsstelsel). Since the Affordable Rent Act (Wet betaalbare huur) of 1 July 2024, homes up to a certain number of points have a legal maximum rent, including many mid-market homes. You can check a home with the official huurprijscheck on the Huurcommissie website. Homes above that limit are in the free sector.

Agency fees: who pays?

In the Netherlands, an agency acting for the landlord may not also charge the tenant. RentalHunter works for you, the tenant — not for the landlord — which is why our fee is transparent and agreed with you upfront: €199 onboarding and a success fee of 1.5 months' rent, only after you sign a lease.

Where to get help

• Huurcommissie — the independent rent tribunal, for disputes about rent, service costs and maintenance.
• Local tenant associations — in Amsterdam, !WOON offers free advice.
• Juridisch Loket — free legal advice for people on lower incomes.