Guide

Renting in the Netherlands, explained

Everything we wish someone had told us when we moved to Eindhoven. Read it once before you start viewing homes.

Register at your address first

When you move here for more than four months you must register with the municipality (the BRP) within 5 days of arriving. Registering gives you a BSN (citizen service number). You need it to get paid, open a bank account, get health insurance and register with a GP.

You can only register at an address where the landlord allows it. Every listing here says whether that's possible, and you can filter on it. A home where you can't register is rarely a good deal.

Know what the rent includes

Dutch rents come in three flavours:

Bare rent (kale huur): just the home.
Service costs (servicekosten): added on top for things like cleaning shared areas, a caretaker or furniture.
All-inclusive (all-in): rent, service costs and gas, water and electricity in one amount.

On top of that you usually pay for energy, water, internet and municipal taxes yourself. We show the monthly total on every listing.

Deposit and agency fees

For contracts signed since 1 July 2023 the deposit (borg) may be at most two months of bare rent. You should get it back within 14 days of moving out, or 30 days if there's damage to settle.

If an agent is working for the landlord, they may not charge you, the tenant, an agency fee (bemiddelingskosten). “Contract costs” or “administration costs” are often the same thing under another name.

Contracts: indefinite is the norm

Since 1 July 2024 most new leases are indefinite (onbepaalde tijd). You can end one with one month's notice; the landlord can only end it on specific legal grounds. Temporary contracts are only allowed in particular cases, such as student housing or a landlord who will move back in.

Furnished, upholstered or bare?

Furnished (gemeubileerd) means ready to live in. Upholstered (gestoffeerd) means floors, curtains and lamps, but no furniture. Bare (kaal) can mean concrete floors and no light fittings, so budget for flooring.

What to bring to a viewing

Passport or ID
Employment contract, or a signed job offer
Your last three payslips, or an employer's statement (werkgeversverklaring) if you just started
For students: proof of enrolment and a guarantor

Many landlords ask for a gross income of 3–4× the rent. Have your documents ready as PDFs: good homes go fast.

Avoiding scams

Never pay anything before you've seen the home (in person or by live video) and signed a contract.
Be wary of a landlord who is “abroad” and wants the deposit by money transfer service.
Only send a copy of your passport once you're seriously applying, and cross out your BSN (the government's free KopieID app does this).
If the price looks too good for the area, it probably is.

If something goes wrong

The Rent Tribunal (Huurcommissie) is a government body that rules on disputes about rent level, service costs and maintenance for a small fee. Many municipalities, Eindhoven included, also have a rental desk (huurteam or huurloket) with free advice for tenants.

Dutch rental words

kale huur: Bare rent: the rent for the home only, without service costs and without gas, water or electricity.
servicekosten: Service costs: a monthly fee on top of bare rent for things like cleaning shared areas, a caretaker or furniture. The landlord must settle them against actual costs once a year.
all-in: All-inclusive: the rent includes service costs and gas, water and electricity. Always ask what "all-in" covers exactly.
borg: Deposit: money you pay up front and get back at the end. For contracts signed since July 2023 it may be at most 2 months of bare rent.
gestoffeerd: Upholstered: the home has floors, curtains and light fittings, but no furniture. You bring your own bed, sofa, table…
gemeubileerd: Furnished: ready to live in, with furniture. Check what is included (bedding, kitchenware).
kaal: Unfurnished (bare shell): often no flooring, curtains or lamps. Budget for laying a floor.
inschrijving: Registration (BRP): registering at your address with the municipality. You need it to get a BSN (citizen service number), which you need for work, a bank account, a GP and health insurance. Never rent a home where you cannot register unless you already have a BSN elsewhere.
onbepaalde tijd: Indefinite contract: the standard Dutch lease. It continues until you end it (usually with 1 month notice). The landlord can only end it on legal grounds.
bepaalde tijd: Temporary (fixed-term) contract: ends on a set date. Since July 2024 landlords may only offer these in specific cases, such as student housing or when they will move back in themselves.
inkomenseis: Income requirement: many landlords ask that your gross monthly income is 3–4× the rent. Gross = before tax.
bemiddelingskosten: Agency fee: an agent working for the landlord may not charge you, the tenant, a fee. If an agency asks for one, ask why.
energielabel: Energy label: A (efficient) to G (poor). A worse label means higher heating bills in winter.
woonoppervlakte: Living area: the usable floor area in square metres, measured to the Dutch NEN 2580 standard.
huurcommissie: Rent Tribunal: a free government body that rules on disputes about rent level, service costs and maintenance.

Last reviewed November 2026. This guide is general information, not legal advice. Rules change, so check with the Huurcommissie or a tenant advice desk for your situation.