Renting a home in the Netherlands as an expat can be exciting and challenging. The housing market is tight, the contracts are often written in Dutch, and the rules around the deposit (security deposit) are not always clear. With this handy checklist, you’ll know exactly what to look out for before signing.

The rental law lawyers at Arslan Advocaten have extensive experience with expat matters and share their top tips.

✅ Checklist for rental contract and deposit for expats

1. How much deposit is required?

• Normally, it’s 1 or 2 months’ rent.

• 3 or more months’ deposit is often excessive and can be legally challenged.

• Compare to what Dutch tenants pay to avoid discrimination.

2. Is there anything about the deposit in the contract?

• Check if there is a clause about reimbursement of the deposit.

• Ensure that it states within what period the deposit must be returned (usually 1 month).

• Request an English version of the contract.

3. Are there any extra or hidden costs?

• Watch out for “cleaning costs” or “administration fees”. These cannot be withheld without reason.

• Always ask for a specification.

4. Is the property in good condition?

• Take photos and videos of the property upon moving in.

• Note existing defects in an inspection report.

• Also have a final inspection carried out upon departure.

5. Can the deposit be used for the last month’s rent?

• No, this is only allowed if this is explicitly stated in the contract.

• So always pay the rent until the end of the contract.

6. What about temporary contracts or short stays?

• The same rules apply for the deposit even then.

• Be extra alert with short stays and expat contracts, as these often demand a high deposit.

Real-life examples

• Expat in Utrecht: paid 3 months’ deposit. The judge ruled that this was too much and that only 2 months were reasonable.

• Expats in The Hague: didn’t get their deposit back due to alleged cleaning costs. The landlord couldn’t prove this; the deposit was reclaimed.

• International student: thought that the deposit covered the last month’s rent. He received a summons for rent arrears.

Frequently Asked Questions (FAQ)

1. What’s the normal deposit in the Netherlands?
1 or 2 months’ rent. Anything above that is often excessive.

2. Within how much time should the deposit be repaid?
Usually within 1 month after departure, unless there are valid deductions.

3. What can I do if I don’t get my deposit back?
You can make a written objection and if necessary, engage a lawyer.

4. Do I have the same rights as Dutch tenants?
Yes, expats are subject to the same rental rules. Discrimination is not allowed.

Conclusion

Expats often face additional risks when renting a home in the Netherlands. With this checklist, you can avoid problems and know what to pay attention to regarding the deposit and the rental contract.

The rental law lawyers at Arslan Advocaten assist expats in disputes about deposits, rental contracts and unjustifiably withholdings.