Renting in the Netherlands as an expat or international student

If you come to the Netherlands for work or study and stay longer than four months, you must register with the gemeente (municipality) within five days of arriving. You need an address to do that, and when you register you receive your BSN (citizen service number). Never pay for a home you have not seen, and remember that an agent who works for the landlord may not charge you agency fees.

Liever in het Nederlands? Lees Huren als expat of internationale student.

Updated on 8 October 2026.

Registering and your BSN

• If you stay longer than four months, register within five days of arriving with the gemeente where you live. Registering is free.
• When you register, you automatically receive a BSN.
• You do not need your landlord’s permission to register. Your tenancy agreement is sufficient proof.
• If you are still waiting for your residence permit, the five-day deadline does not apply.

If a landlord tells you that you may not register at the address, that is a warning sign. Without registration you get no BSN and no huurtoeslag (housing benefit).

What kind of contract do you get?

Since 1 July 2024, a tenancy agreement for an indefinite period has been the norm. There is an exception for students who move to another gemeente temporarily for their studies: they may be given a temporary contract of up to two years. You can always end a contract like this earlier yourself. Read more about ending your tenancy (in Dutch).

What costs may a landlord charge?

• Deposit: no more than two months’ basic rent.
• Agency fees: not if the agent works for the landlord. That also applies if they are called administration costs or contract costs.
• Key money: prohibited.
• Furniture and furnishings: these fall under the service charges. The landlord may only charge the actual costs and must give you a statement every year.

If you have paid agency fees anyway, you can claim them back up to five years later. Read how in claiming back agency fees (in Dutch).

Is the rent correct?

Furnished homes and rooms also fall under the points system. A home with up to and including 186 points has a statutory maximum rent, and a room always falls under social rent. If you think you are paying too much, you can have the rent assessed by the Huurcommissie (Rent Tribunal) within six months of the start of your contract. See the points system explained (in Dutch).

Can you get huurtoeslag?

Yes, if you meet the conditions. You must be 18 or older, rent a self-contained home, be registered at the address and pay the rent yourself. If you come from outside the EU, you need a residence permit that gives you the right to benefits. That also applies to your partner and the people you live with. For a room with a shared kitchen or bathroom, you generally do not get huurtoeslag. More in huurtoeslag 2026 (in Dutch).

How to spot a scam

Newcomers are a favourite target. Be on your guard if:

• you have to pay before you have seen the home;
• the rent is strikingly low for the neighbourhood;
• the landlord can only be reached by email or on a mobile number and is in a hurry;
• the bank account is not in the landlord’s name, or you have to pay in cash or through a money transfer office;
• you may not register at the address.

Always view the home, test the keys before you pay and pay through the bank. You can look up who owns a home in the Kadaster (land registry). If you have been scammed anyway, report it to the police.

Where can you go with a complaint?

• Your gemeente’s reporting point. Since 1 January 2024, every gemeente has had a reporting point for landlords who do not follow the rules. You can report anonymously, even if you are still looking for a home.
• The Huurcommissie. For disputes about the rent, maintenance and service charges.
• The Juridisch Loket (Legal Aid Desk). For free legal advice.

Frequently asked questions

Within how many days do I have to register with the gemeente?

Within five days of arriving, if you stay in the Netherlands longer than four months.

May a landlord ask an international student for a higher deposit?

No. The maximum is two months’ basic rent, for everyone.

Do I have to pay an agent for finding a room?

Not if the agent offers the room on behalf of the landlord.

Photo: Vroegje, CC BY-SA 4.0, via Wikimedia Commons

Sources

• Rijksoverheid (Dutch government): when to register in the BRP (Personal Records Database) (in Dutch)
• Belastingdienst (Tax Administration): huurtoeslag if you are not a Dutch national (in Dutch)
• Rijksoverheid: agency fees (in Dutch)
• Openbaar Ministerie (Public Prosecution Service): warning about rental fraud (in Dutch)
• Volkshuisvesting Nederland: municipal reporting point for good landlordship (in Dutch)