Expats who rent a house in the Netherlands almost always have to deal with a deposit (borg). Unfortunately, it often happens that expats pay too much deposit or do not get their deposit back (fully). Because expats often depend on temporary rent and are unfamiliar with Dutch legislation, they are particularly vulnerable.

The rental law lawyers of Arslan Advocaten explain what expats should take into account and how they can protect their rights.

How much deposit can landlords ask from expats?

In the Netherlands, there is no fixed maximum for the deposit, but the deposit must be reasonable.

• Normal: 1 to 2 months rent.

• Expats: Often 3 or even 6 months deposit is asked, sometimes wrongly.

• A deposit of more than 2 months is usually excessive and can be challenged.

Why expats are often disadvantaged

1. Ignorance of Dutch rules – expats often do not know that 1 or 2 months deposit is common.

2. Dependence on quick housing – Many expats accept high deposit to get a house quickly.

3. Language barrier – contracts are often only drawn up in Dutch.

4. Long distance at departure – landlords count on expats not starting a procedure after they have left the Netherlands.

When can the landlord withhold the deposit?

Just like with other tenants, the deposit can only be withheld for:

• Rent arrears.

• Damage to the house (not normal wear and tear).

• Outstanding service costs or utilities.

Unfair is among others:

• Retaining for normal wear and tear (for example, usage traces).

• Retaining for fictitious costs without invoices.

• The refusal of repayment once the expat has left.

Examples from practice

• Too high deposit at expat: An expat in Amsterdam had to pay a 4-month deposit. The judge ruled that this was unreasonable and the landlord had to pay back a large part.

• Unjustifiable damage claim: An expat did not get his deposit back because the landlord felt that the walls had to be repainted. This turned out to be normal wear and tear; the deposit was claimed back.

• Non-refunded deposit after departure: An expat returned to his home country and heard nothing more from the landlord. With our help, he still received his deposit plus interest.

Checklist for expats when renting in the Netherlands

• 📑 Check whether the deposit is a maximum of 2 months’ rent.

• 📄 Request an English rental contract or have it translated.

• 📷 Take pictures upon entering and leaving.

• ✉️ Request an end-of-lease report.

• ⚖️ Engage a lawyer if the deposit is unjustly withheld.

Frequently Asked Questions (FAQ)

1. Can a landlord ask expats for a higher deposit than Dutch people?
No, discrimination based on nationality is prohibited. The deposit must be reasonable for everyone.

2. What if I have already left the Netherlands and do not get my deposit back?
You can also start a procedure from abroad with the help of a Dutch lawyer.

3. Can I reclaim my deposit if the landlord does not respond?
Yes, through a summons and – if necessary – a court procedure.

4. How can I avoid problems with the deposit?
Put everything in writing, take pictures and check contracts before you sign.

Conclusion

Expats are at extra risk with too high deposits and unjust deductions. Fortunately, Dutch rental law provides protection. Are you being disadvantaged as an expat? The rental law lawyers of Arslan Advocaten help you to get your deposit back and to protect your rights.