For many expats, the Dutch rental market is unfamiliar territory. A new country, a foreign language, and a tight housing market mean that expats sometimes quickly sign a contract without foreseeing all the consequences. This often leads to problems with the deposit (security deposit) or other tenancy rights.

The tenancy law attorneys of Arslan Advocaten list the most common mistakes and give tips to prevent them.

1. Accepting an excessively high deposit

Many expats pay without knowing 3 to 6 months’ deposit, while the norm in the Netherlands 1 to 2 months is.
➡️ Tip: never accept more than 2 months’ deposit unless there is a clear reason, and have this reviewed legally.

2. Signing a contract without a translation

Many rental contracts are drafted only in Dutch. Expats sign them without understanding what is in them, with consequences such as:

• automatic annual rent increases,

• unreasonable cleaning or repair costs,

• a deposit that is difficult or almost impossible to get back.

➡️ Tip: always ask for an English version or have a lawyer review the contract.

3. Not taking photos at move-in

Expats often forget to document the condition of the property. As a result, the landlord can later unjustly claim damages and withhold the deposit.
➡️ Tip: take photos and videos at move-in and at move-out.

4. Assuming that the deposit automatically covers the last month’s rent

Some expats think they don’t have to pay the last month’s rent because the deposit is meant for that. This is not allowed, unless it is explicitly stated in the contract.
➡️ Tip: always pay the rent until the end of the contract.

5. Relying on verbal agreements

Expats sometimes rely on verbal promises from landlords or agents. For example: “you will definitely get the deposit back.”
➡️ Tip: document everything in writing and keep all correspondence.

Real-world examples

• Expats in The Hague paid a 4-month deposit, of which only half was returned. With legal assistance they still got the full amount back.

• An expat in Amsterdam thought the deposit covered his last month’s rent. He received a summons for rent arrears.

• An expat couple did not get their deposit back because the landlord said the property had to be repainted. The judge ruled that this was normal wear and tear.

Checklist for expats

• 📑 Read your rental contract carefully (preferably also in English).

• 📷 Take photos at move-in and move-out.

• 💸 Never pay more than 2 months’ rent as a deposit.

• ✉️ Always put agreements in writing.

• ⚖️ Consult a tenancy law attorney if in doubt.

Frequently Asked Questions (FAQ)

1. How much deposit should I pay as an expat?
1 to 2 months’ rent. Anything above that is often unreasonable.

2. What can I do if my landlord refuses to return the deposit?
Send a written demand and, if necessary, start legal proceedings.

3. How do I prove that I left the property in good condition?
With photos, videos and, if applicable, a final inspection report.

4. Can a lawyer help me from abroad?
Yes, you can authorize us to act on your behalf, even if you have already left the Netherlands.

Conclusion

Expats often make the same mistakes when renting a home in the Netherlands, especially regarding the security deposit. By staying vigilant and seeking legal assistance, many problems can be prevented.

The tenancy law attorneys of Arslan Advocaten have extensive experience with expat cases and ensure that you get what you are entitled to.