Expats moving to the Netherlands almost always have to deal with a security deposit (deposit) when renting a home. While Dutch tenants usually pay one or two months’ deposit, we see that expats often have to put down much more – sometimes even three to six months’ rent. This raises the question: is that actually allowed?

The tenancy law attorneys from Arslan Advocaten explain why expats often pay a higher deposit, when this is unreasonable, and what you can do about it.

Why do expats often pay a higher deposit?

Expats are a favored group in the rental market, but also vulnerable. Landlords and letting agents sometimes take advantage of that. The most common reasons for higher deposits:

1. Lack of familiarity with Dutch rules
   Many expats don’t know that a deposit of 1 to 2 months is the norm. As a result, they accept higher amounts.

2. Temporary contracts
   Expats often rent temporarily. Landlords see this as an extra risk and therefore increase the deposit.

3. Perceived risk upon departure
   Landlords fear that when expats return to their home country they are not easily traceable. A high deposit is then used as security.

4. Language barrier and haste
   Expats often quickly sign a contract in a foreign language, without a legal check, to secure a home.

How much deposit is reasonable?

• Normal: 1 to 2 months’ rent.

• Excessive: 3 months or more, especially if there is no clear reason for it.

• Unreasonable: 4 to 6 months deposit, often a sign of abuse of the vulnerable position of expats.

The judge always looks at reasonableness. If the deposit is excessively high, this can be reversed.

Real-world examples

• Excessive deposit: an expat in Amsterdam had to pay a 4-month deposit. The judge ruled that this was unreasonable and that only a 2-month deposit was permissible.

• Uncertainty upon departure: an expat did not get their deposit back after returning abroad. With legal assistance, the full deposit was refunded in the end.

• Discrimination: a landlord asked Dutch tenants for 1 month’s deposit, but expats for 3 months’ deposit. This was deemed an unjustified difference.

What can you do as an expat?

1. 📑 Read the rental contract carefully – and ask for an English translation.

2. 📉 Negotiate the deposit – more than 2 months is often too high.

3. 📷 Document the condition of the property at move-in and move-out (photos/video).

4. ⚖️ Consult a lawyer if your deposit is too high or is unjustifiably withheld.

Frequently Asked Questions (FAQ)

1. May a landlord charge expats a higher deposit than Dutch people?
No, no distinction may be made. The deposit must be reasonable for everyone.

2. What is customary in the Netherlands?
One or two months’ rent is the norm. Anything above that is often unreasonable.

3. What can I do if I paid too high a security deposit?
You can reclaim it. Often this works through negotiation or, if that doesn’t work, through the courts.

4. How can I avoid problems with the security deposit?
Have a tenancy lawyer review the contract before you sign, and always take photos of the property.

Conclusion

Expats often pay unnecessarily high security deposits because they do not know the rules well or because landlords take advantage of their vulnerable position. Know that the security deposit in the Netherlands is normally a maximum of 2 months’ rent and that excessive amounts can be reclaimed.

The rental law lawyers at Arslan Advocaten have extensive experience in expat cases and help you reclaim your security deposit or challenge excessively high security deposits.