Expats who move to the Netherlands almost always have to deal with a security deposit when renting a home. While Dutch tenants usually pay one or two months’ deposit, we often see expats having to lay down much more – sometimes three to six months’ rent. This raises the question: is this allowed?

The rental law attorneys at Arslan Advocaten explain why expats often pay more deposit, when this is unreasonable, and what you can do about it.

Why do expats often pay more deposit?

Expats are a coveted target group in the rental market but also vulnerable. Landlords and agents sometimes take advantage of this. The most common reasons for higher deposits:

1. Unfamiliarity with Dutch rules
   Many expats do not know that a deposit of 1-2 months is the norm. Therefore, they accept higher amounts.

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

3. Presumed risk upon departure
   Landlords fear that expats who return to their home country won’t be easy to trace. A high deposit is then used as a guarantee.

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 à 2 months' rent.

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

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

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

Examples from practice

• Too high deposit: an expat in Amsterdam had to pay 4 months deposit. The judge ruled that this was unreasonable and that only 2 months deposit were allowed.

• Uncertainty upon departure: an expat didn’t get their deposit back after returning to abroad. With legal aid, the full deposit was eventually repaid.

• Discrimination: a landlord charged Dutch tenants 1 month deposit, but expats 3 months. This was judged as 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. 📷 Record the condition of the property upon moving in and out (photos/video).

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

Frequently Asked Questions (FAQ)

1. Can a landlord ask expats for a higher deposit than Dutch people?
No, there should be no discrimination. The deposit must be reasonable for everyone.

2. What is common in the Netherlands?
A deposit of 1 or 2 months’ rent is the norm. Anything above that tends to be unreasonable.

3. What can I do if I’ve paid too much deposit?
You can reclaim it. This often works through negotiation or, if not, through the court.

4. How can I avoid problems with the deposit?
Have a rental rights lawyer check the contract before signing and always take photos of the property.

Conclusion

Expats often pay an unnecessarily high deposit because they are unfamiliar with the rules, or landlords take advantage of their vulnerable position. Know that in the Netherlands, the deposit is usually a maximum of 2 months’ rent and excessive amounts can be reclaimed.

The rental law attorneys at Arslan Advocaten have extensive experience in expat cases and assist you in recovering your deposit or contesting excessively high deposits.