Renting in Amsterdam from abroad? Dutch tenancy law protects you exactly as it protects a Dutch tenant. For a contract signed on or after 1 July 2023 the deposit may not exceed twice the basic rent, and it must come back within 14 days of the end of the tenancy, or 30 days if the landlord sets off costs. Service charges need a yearly statement, and a home let since 1 July 2024 can fall under the mid-rent rules. Amsterdam also runs its own reporting point and free tenant support.
How much deposit may an Amsterdam landlord ask?
For a residential tenancy agreement concluded on or after 1 July 2023, the deposit may not exceed twice the basic rent (rent excluding service charges), under Article 7:261b(2) of the Dutch Civil Code, introduced by the Good Landlordship Act (Wet goed verhuurderschap). This also applies in the private (liberalised) sector. For older contracts, the Dutch government refers to a maximum of three months’ basic rent, based on case law.
Check how your deposit was calculated: the cap is based on the basic rent only, not on an all-in amount that includes furniture, energy or other service charges. A furnished apartment, a relocation package or a short stay does not create a separate category.
| Contract signed | Maximum deposit | Repayment after the tenancy ends |
|---|---|---|
| On or after 1 July 2023 | Twice the basic rent (Article 7:261b(2) DCC) | 14 days; 30 days if costs are set off, with a full written specification |
| Before 1 July 2023 | The Dutch government refers to three months’ basic rent, based on case law | Depends on the contract; get advice |
Getting your deposit back when you leave
The deposit must be repaid within 14 days of the end of the tenancy; within 30 days if the landlord sets off damage or unpaid rent or service charges, in which case he must give you a full written specification of the costs (Article 7:261b(3)-(4) DCC). A clause promising repayment “within a reasonable period” or “within one to two months” does not override these deadlines.
The Huurcommissie (Rent Tribunal) does not decide deposit disputes. You claim repayment before the subdistrict court (kantonrechter); the municipality can take enforcement action under the Good Landlordship Act. A written demand with a deadline is sensible; whether it is legally required depends on the claim and the applicable deadlines. Our deposit check shows your maximum deposit and repayment date, and our guide everything you need to know about the security deposit explains which deductions a landlord can justify.
Service charges: ask for the yearly statement
Service charges are normally an advance payment, not a fixed price. Your landlord must give you an itemised statement of the actual costs no later than six months after the end of each calendar year (Article 7:259(2) DCC). If it does not arrive or does not add up, you can ask the Huurcommissie to assess what you actually owe (Article 7:260 DCC).
In Amsterdam this is one of the issues the municipality explicitly accepts at its reporting point: no yearly overview of service charges, or unreasonable service charges. Keep your bank statements, so the advances you paid can be compared with the actual costs.
Mid-rent under the Affordable Rent Act
The Affordable Rent Act (Wet betaalbare huur) took effect on 1 July 2024. For a contract signed on or after that date, a self-contained home with 144 to 186 points under the housing valuation system (woningwaarderingsstelsel) falls in the mid-rent sector, and the points determine a maximum basic rent. A contract signed before 1 July 2024 cannot be mid-rent. The date of signing counts, not the date the tenancy starts.
Mid-rent tenants can ask the Huurcommissie for a binding decision on rent, rent increases, defects and service charges. You can have the initial rent assessed within six months of the start date (Article 7:249 DCC). For a fixed-term contract concluded before 1 July 2024: during its term and up to six months after it ends. Put that date in your calendar on the day you sign.
| Sector | Maximum rent increase 2026 | From |
|---|---|---|
| Social housing | 4.1% | 1 July 2026 |
| Mid-rent | 6.1% | 1 January 2026 |
| Private sector | 4.4% | 1 January 2026 |
Source: Dutch government, 15 December 2025. The private sector therefore also has a statutory cap. A rent increase must be proposed in writing, at least two months before the date it takes effect (Article 7:252(1) DCC).
An end date in your Amsterdam contract
Since 1 July 2024 a fixed-term lease is only possible for designated groups (Decree on specific groups) and for at most two years; otherwise the lease counts as open-ended. Contracts concluded before 1 July 2024 keep the old regime (max. two years self-contained / five years for a room). Being an expat is not one of those groups. Where a fixed term is permitted, the landlord must notify you in writing, no earlier than three months and no later than one month before the end date (Article 7:271(2) DCC). Without timely notification the lease continues for an indefinite period.
Only a court can dissolve a residential lease for a tenant’s breach (Article 7:231(1) DCC); eviction is carried out by a bailiff (deurwaarder). Read more on our tenancy law page.
Where to go in Amsterdam
| For | Where | What it does |
|---|---|---|
| Subdistrict court (kantonrechter) | District Court of Amsterdam (Rechtbank Amsterdam), Parnassusweg 280, 1076 AV Amsterdam | Deposit claims, termination, eviction and other tenancy cases for homes in Amsterdam |
| Reporting point (Good Landlordship Act) | Gemeente Amsterdam: Probleem met verhuurder melden | Report a deposit above two months’ rent, a deposit not repaid within two weeks, rent above the points maximum, extra fees, no written contract, no yearly service charge overview, discrimination or intimidation. The municipality can require the landlord to follow the rules. |
| Free tenant support | !WOON | Free help and advice for tenants with a landlord problem, including getting money back and going to the Huurcommissie |
| Huurcommissie (national) | huurcommissie.nl | Rent level, rent increases, service charges and defects; not deposit disputes |
| Arslan Advocaten Amsterdam | Pieter Calandlaan 769, 1069 SC Amsterdam, 020 747 0055 | Contract review, deposit claims, proceedings |
Nederlands: Huurrecht in Amsterdam
Frequently asked questions
Does Dutch tenancy law protect me as an expat in Amsterdam?
Yes. Dutch residential tenancy law is mandatory law and applies regardless of your nationality or residence status. A higher deposit or a weaker contract because you come from abroad is in principle invalid.
Can the Huurcommissie help me get my deposit back?
No. The Huurcommissie does not decide deposit disputes. You claim repayment before the subdistrict court in Amsterdam, and you can also report the landlord to the municipality, which can take enforcement action.
My apartment was let to me after 1 July 2024. Is it mid-rent?
It is mid-rent if the home is self-contained and scores 144 to 186 points under the housing valuation system. Then the points set a maximum basic rent, and you can ask the Huurcommissie to assess the initial rent within six months of the start date.
Which court hears a tenancy case about a home in Amsterdam?
The subdistrict court (kantonrechter) of the District Court of Amsterdam, at Parnassusweg 280, 1076 AV Amsterdam. Tenancy cases always go to the subdistrict court, whatever the amount.
Want to know where you stand? Send us your contract and your correspondence with the landlord. Call our Amsterdam office on 020 747 0055 or use the contact form. The first consultation is free of charge and confidential.
Sources: Rechtspraak: Rechtbank Amsterdam; Gemeente Amsterdam meldpunt; !WOON; Huurcommissie: Wet betaalbare huur; Rijksoverheid: waarborgsom; Rijksoverheid: rent increases 2026; Dutch Civil Code Articles 7:231, 7:249, 7:252, 7:259, 7:260, 7:261b and 7:271. Checked on 23 September 2026.
