A rental viewing often lasts no more than twenty minutes — too short to see everything, long enough to check the things that matter. This checklist helps you avoid an unpleasant surprise after you get the keys.
A rental viewing usually lasts no more than twenty minutes on average. That's not much time to properly judge a home, while the decision you make afterwards often ties you down for a year or longer. In a tight market like Amsterdam, it's tempting to respond quickly even when you're unsure, because the next candidate is already waiting in line. With a bit of preparation, you can still get the most out of that short window. Here's what to concretely look out for during a viewing.
Damp patches, mould and draughts
Start with the basics: the structural condition. Check the corners of rooms, behind any curtains and around window frames for damp patches, mould or peeling paint — these are signs of a moisture problem or poor ventilation. Does a room smell musty, especially the bathroom or a basement room? Ask about it directly. Open and close any windows and doors you're allowed to use: do they close properly, or can you feel a draught? A poorly sealed window frame means unnecessarily high heating costs in winter.
Test the fixtures and fittings
A viewing is also the moment to actually test the fixtures rather than just look at them. Turn on the taps to check the water pressure, and see whether the boiler is present and visibly maintained. Test switches and sockets, and check whether there are enough sockets in sensible places. Note whether there's a smart meter or an old-style meter, and ask about the age of the boiler and the insulation — this directly affects your future energy bill.
Noise, light and the neighbourhood
A viewing usually takes place at a single moment of the day, while noise and light can vary considerably throughout the day. Pay attention to noise from traffic, neighbours, the stairwell or nearby bars and restaurants, and actively ask the landlord or agent what it's like in the evening or at the weekend. Also assess the light: which direction do the windows face, and how much direct sunlight does the living room get? A short walk through the neighbourhood before or after the viewing often tells you more than the twenty minutes inside.
Ask about the energy label
A landlord is legally required to make a valid energy label available when renting out a home; if it's missing, the landlord risks a fine. So feel free to ask for it if it's not in the listing. The label says something about the insulation and expected heating costs — relevant because energy costs often come on top of the base rent. Note: from 1 January 2029, landlords of homes with the poorest energy labels (E, F or G) must have improved them to at least label D, so if a home has one of these labels, it's worth asking whether there are already renovation plans in place.
Ask about the terms
Not everything is visible at a glance. Be sure to ask these questions during the viewing:
- Why is the previous tenant leaving?
- Are service costs included, and exactly what do they cover?
- What is the start date and the minimum rental term?
- Are pets or smoking allowed, and is subletting permitted?
- Which items (such as a washing machine or curtains) stay behind, and which don't?
Also ask about the amount of the deposit. By law, for contracts concluded from 1 July 2023 onwards, a landlord may ask a maximum of two months' base rent as a deposit. For more on what the rest of the rental contract looks like — from notice periods to the indexation clause — read our article on how a rental contract works in the Netherlands.
Document the condition of the property
This point is often overlooked, but it's legally relevant. If no description of the property's condition is drawn up at the start of the tenancy, the tenant is presumed — unless they can prove otherwise — to have received the home in the condition it's in at the end of the tenancy. So take photos of any existing defects already during the viewing, such as a scratch in the flooring or a stain on the ceiling, and repeat this at the key handover in a joint inspection report. That prevents disputes — and an unjustified deduction from your deposit — at the end of the tenancy.
Checklist: the key points at a glance
- Damp and draughts — corners, window frames, walls behind curtains
- Fixtures — water pressure, boiler, sockets, meters
- Noise and light — neighbours, traffic, the direction the windows face
- Energy label — insulation and expected living costs
- Terms — service costs, start date, house rules, deposit
- Condition at handover — photos and an inspection report
Never transfer any money before you've actually viewed the property in person and signed a rental contract — not even under time pressure.
Go into your viewing well prepared
A good viewing takes preparation, just like the rest of your search for a rental home. Our rental specialists routinely join clients for viewings, flag structural and legal points of attention, and review the rental contract before anything is signed. Get in touch with us, no strings attached, and we'll guide you from the first viewing through to the key handover.
