A problem with your landlord? Start here.
Your landlord cannot evict you personally. That requires a decision by a Dutch court.
- Deposit not returned? As a rule it must be settled within two weeks, with a specification.
- As a tenant you have the same protection as anyone else living in the Netherlands.
- Send us your lease and we will tell you what your landlord may and may not do.
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As an expat renting in the Netherlands you have exactly the same rights as a Dutch tenant: being an expat or a knowledge migrant is not a separate category in Dutch tenancy law. Since 1 July 2024 an open-ended contract is the rule again, the deposit for contracts signed on or after 1 July 2023 is capped at twice the basic rent, and a landlord can only end the lease through a court. This guide takes you through a tenancy from the viewing to the day you leave the country, with links to the detailed articles for each step.
Written under the responsibility of Ömür Arslan, lawyer at Arslan Advocaten, registered with the Netherlands Bar for tenancy law. Last updated: 23 September 2026.
Your rights at a glance
| Topic | The rule | Read more |
|---|---|---|
| Deposit | Contract on or after 1 July 2023: at most twice the basic rent (Article 7:261b(2) Dutch Civil Code). Repaid within 14 days of the end of the tenancy, or 30 days if the landlord sets off costs. | Deposit check |
| Contract length | Since 1 July 2024 open-ended, unless you belong to a designated group (for example students). Expats are not such a group. | Temporary contracts |
| Rent too high | For regulated and mid-market homes you can ask the Huurcommissie (Rent Tribunal) to assess the initial rent within six months of the start date. | Rent check |
| Rent increase 2026 | Social housing max. 4.1% (from 1 July 2026), mid-rent max. 6.1% and private sector max. 4.4% (from 1 January 2026), proposed in writing at least two months in advance. | Rent increase |
| Eviction | Only after a court judgment, carried out by a bailiff (Article 7:231(1) DCC). Changing the locks yourself is not allowed for the landlord. | Tenancy law |
1. Before you sign
Most problems start with a contract signed in a hurry. Check who the landlord is, whether the rent is split into basic rent and service charges, how high the deposit is and whether the contract really may be temporary. A letting agent who works for the landlord may not also charge you a fee: double brokerage fees are prohibited. Unequal treatment because of nationality or origin, such as asking expats a higher deposit, is not allowed either.
Read more: checklist before signing, common mistakes, prohibited agency fees and discrimination on the housing market.
2. The deposit
For a residential tenancy agreement concluded on or after 1 July 2023, the deposit may not exceed twice the basic rent, also in the private sector and also for furnished homes. For older contracts the Dutch government refers, based on case law, to a maximum of three months’ basic rent. Paid more? You can claim the excess back. Use the deposit check to see your maximum and your repayment deadline in a minute.
Read more: security deposit: rules, deadlines and refund, deposits and expats, may expats be charged a higher deposit? and rooms and student housing.
3. Is your rent too high?
Since the Affordable Rent Act of 1 July 2024 the points system applies to far more homes, including mid-market rentals. If you think the rent was too high from the start, the Huurcommissie can assess it; for a contract concluded on or after 1 July 2024 you must apply within six months of the start date. Service charges must be settled in an annual statement, at the latest six months after the end of each calendar year.
Read more: rent check at the Huurcommissie, service charges and splitting an all-inclusive rent.
4. Temporary contracts and the end of your lease
Since 1 July 2024 a fixed-term lease is only allowed for designated groups and for at most two years; otherwise the lease counts as open-ended. Contracts concluded before that date keep the old regime. A fixed-term lease only ends if the landlord notifies you in writing, no earlier than three months and no later than one month before the end date (Article 7:271(2) DCC). Without that notification the lease simply continues. A landlord who wants to end an open-ended lease needs a statutory ground and, if you do not agree, a court decision.
Read more: temporary contracts, protection when the lease ends, short stay contracts and deposits for short stay.
5. Defects, mould and repairs
Your landlord must remedy defects that reduce your enjoyment of the home, such as leaks, mould or a broken heating system. Report the defect in writing and keep proof; a WhatsApp message can count as evidence, but confirm it by dated e-mail or letter. Do not stop paying rent on your own initiative: that creates rent arrears. A temporary rent reduction can be requested from the Huurcommissie or the court.
Read more: mould, leaks and rent reduction for defects.
6. Leaving the Netherlands
Give notice in writing with a notice period equal to your rent payment period, at least one month. Hand over the keys with a joint inspection report and photographs, and give the landlord a bank account that will still work after you move. The deadlines of 14 or 30 days for repaying the deposit also apply if you have already left the country, and you can still bring a claim before the Dutch subdistrict court from abroad.
Read more: getting your deposit back after leaving the Netherlands and reclaiming your deposit through the court.
Writing to your landlord yourself? Use our free template letters: report a defect, object to a rent increase, respond to a late notice and request the service charge statement.
Local help in your city
Where you go for a court case or a complaint about your landlord depends on where the home is. Our city pages list the local subdistrict court, the municipal reporting point and free tenant help: Amsterdam, The Hague, Rotterdam, Utrecht, Eindhoven.
Frequently asked questions
Do expats have the same tenant rights as Dutch tenants?
Yes. Dutch tenancy law applies to the home, not to your nationality. Being an expat or knowledge migrant is not a separate category, and it is not a ground for a temporary contract.
How much deposit can a landlord ask from an expat?
For a residential tenancy agreement concluded on or after 1 July 2023, no more than twice the basic rent (Article 7:261b(2) Dutch Civil Code), the same as for any other tenant.
Is my one-year contract signed after 1 July 2024 valid?
Only if you belong to a designated group, such as students. Otherwise the lease counts as open-ended and does not end automatically on the date in the contract.
Can I claim my deposit after I have left the Netherlands?
Yes. The repayment deadlines still apply, and you can send a written demand and, if needed, start proceedings before the subdistrict court from abroad.
Sources: Article 7:261b Dutch Civil Code; Dutch government on the rental deposit; Dutch government on rent increases 2026 (checked on 23 September 2026). See also our tenancy law page.
Problem with your landlord? Send us your rental contract and the letter or message you received via the contact form, or call 070 4500 300. We work in English and review your situation without obligation.
