Curious about your rights as a renter in the Netherlands? Well, hold onto your hats, because we're about to unravel the mystery! You see, the Dutch rental market is like a haunted house – with prices growing and growing like Jack’s magic beanstalk, crazy landlords and unsafe contracts. But here's the kicker: not all of it is actually legal.
The most important thing to know about the Dutch rental market is that there are two key players – Social Housing (Sociale Huurwoning) and Free Sector (Vrije Sector). In one corner, you've got the Free Sector, where landlords are allowed to set their prices as if they were playing Monopoly. And in the other corner is Social Housing, where there's a nifty rulebook that keeps things fair and square, dictating the maximum rent you can be charged – this is around 750€/month excluding utilities). And what if I’m being overcharged? You can have your rent reduced!
But wait, there's more! As a student, you're probably on a tight budget, right? We hear you! So, how do you know what market your house is part of? And who do you turn to when you're no legal whiz and can't afford a high-priced lawyer? Oh, and how do you keep your landlord from kicking you out?
Fear not, because the Know Your Rights team has got your back! We're here to lead you through this housing adventure. So, let's dive into the action!
STEP 1: The House Hunt Begins
Let's face it, finding your rental in the Netherlands can feel like chasing a unicorn. While we cannot help you find your new house, we do have a tip for you: the properties under 40m² often fall into the Social Housing category. But watch out! The larger the house, the older it needs to be to remain in the Social Housing game. So, don't be afraid to stretch your budget a bit, but aiming for a less fashionable home might strike you a better deal in the end.
PRO TIPS:
- When you're visiting potential homes, eyeball the number of bathroom tiles and the size of the kitchen countertop - rough approximations are okay at this stage and you can use one of the many measurement apps on your phone to help you sort it out. You will need this data for the next step.
- When you find a house that you like and qualify for - Don’t forget that at this stage the crazy landlord still needs to like you! – make sure to have a floorplan with measurements. Now you can head to step 2.
STEP 2: Crunching the Numbers with the Huurcommissie Calculator
Let us introduce our first guest on this housing journey: the Huurcommissie! They are the authority on Dutch housing rules and have a fun way to deal with separating the two rental markets. The rental system works like a scoresheet, so once you find your new potential home, with your floorplan and measurements in hand, it's time to get down to business.
Head over to the Huurcommissie website, fill in all the property’ details and brace yourself for one of two outcomes.
If it's scoring too many points, your prospective home might be heading to the private market (no rent reduction luck here). But, if it fits the criteria for Social Housing, the website will display the maximum allowable rent. If that price fits your budget, you're on the right track!
STEP 3: Connecting with the Huurteam
Since you are still in the good graces of your maybe new landlord, you should now have a – unsigned – contract in your hands.
So here comes our second guest: The Huurteam – your rental rights allies in the Netherlands! These folks are linked with municipalities and work hand in hand with the Huurcommissie to make sure the rules are followed. They've got your back with contract reviews, rent reductions, landlord-tenant mediation, and valuable renter advice – and the best part? It won't break the bank, as most of their work is free of charge.
Get in touch with the Huurteam with your potential rental contract at hand. They'll help you determine if it qualifies for a rent reduction. And don't forget to ask about any sneaky cancellation clauses; we want to make sure you won't have to go through this all over again.
STEP 4: You're In!
This step is the easy part, once the Huurteam has looked into it, you can now sign your contract. You're officially the new tenant of your chosen property – congratulations!
STEP 5: Let the Rent Reduction Begin
With your signed contract and Huurcommissie calculation in hand, it's time to give the Huurteam a call and kickstart your rent reduction process. Expect the procedure to last around 4-6 months, including multiple technical inspections of the property. And guess what? You will be grinning from ear to ear when your rent price gets the chop it deserves!
We are not going to lie, you will not be your landlord’s favorite guest anymore: not only you will be paying them a lesser monthly rent, but they will also have to pay you back all the money you gave them to reach the original price they had set. The good news is that, if you followed these steps and checked with the Huurteam, they should not be able to kick you out!
In a nutshell, following these engaging steps will set you on the path to securing an awesome home at a fair price amidst the wild Dutch housing market. Say goodbye to renter's woes and say hello to affordable living in the Netherlands!
Wanna hear more about this topic? Check out the first episode of the Know Your Rights Radio show below 👇🏽
