How to Rent in the Netherlands as an Expat: Step by Step
Most relocation problems in the Netherlands are administrative, not financial. Follow this order and the move goes far more smoothly.
Updated 29 September 2026
The order that works
RentalHunter's recommended sequence:
- 1. Secure proof of income
- 2. Prepare your document file
- 3. Define two or three target areas
- 4. View fast
- 5. Check registration and contract terms
- 6. Sign
- 7. Register within five days of moving in
Deposits and fees
A deposit is usually one month's rent and at most two. Since 2023 an agency acting for the landlord may not charge the tenant a finding fee. A service working only for you, like a home hunter, may charge a fee agreed transparently in advance.
Furnished, upholstered or bare
Gemeubileerd means furnished. Gestoffeerd includes floors, curtains and usually a kitchen, but no furniture. Kaal (bare) may have no flooring, light fittings or even kitchen. Budget €3,000–€8,000 to furnish a bare two-bedroom if you arrive with suitcases.
Contracts
Since July 2024, indefinite contracts are the norm again for regular housing; fixed-term is allowed only in defined situations. On an indefinite contract you can usually cancel with one month's notice. Check any diplomatic clause, what the service-charge advance (voorschot) covers, and make a signed inspection report with photos on move-in day.
The 30% ruling and your budget
The 30% ruling, now capped and tapering, affects your net income, but landlords screen on gross income. Get both figures in writing from your employer so your application is clear.
Utilities and insurance
Energy, internet and municipal taxes are usually the tenant's responsibility unless the rent is inclusief. Liability insurance and home contents insurance are inexpensive and often expected.
Frequently asked questions
Can a landlord charge agency fees in the Netherlands?
An agency acting for the landlord may not charge the tenant a finding fee since 2023. A service working only for the tenant may charge an agreed fee.
What does 'kaal' mean in a Dutch rental listing?
A bare home, often without flooring, light fittings and sometimes without a kitchen.
Sources and market notes
Prices are asking-price guidance, not a guarantee. Availability, furnishing, location and the individual home can change the final rent.