From skipping the move-in inspection report to overpaying on a deposit: these are the mistakes tenants in the Netherlands make most often — and how to avoid them.
The Dutch rental market is tight, which makes home-seekers vulnerable to rushed decisions. Under time pressure, you're more likely to sign a contract you haven't fully read, or skip a step that could have saved you a lot of money down the line. In this article we list the most common mistakes people make when renting a home in the Netherlands, so you don't have to make them yourself. Looking for a new rental home? Check out our support via renting.
Mistake 1: Responding to suspicious listings and paying upfront
In a tight rental market, scammers exploit the desperation of home-seekers. A familiar pattern: an attractive listing, a "landlord" who claims to be abroad and can't show the property in person, and a request to transfer a deposit or first month's rent upfront — often via an untraceable payment method. Always view a property in person (or have someone view it on your behalf) before transferring any money, and be extra cautious if a "landlord" pressures you to decide quickly or pay before a contract is signed.
Mistake 2: Not reading the full rental contract
Under time pressure, a rental contract often gets skimmed rather than read — and that's a missed opportunity. Pay specific attention to: whether it's a fixed-term or indefinite contract, the applicable notice period, which service costs are billed separately, what's agreed about maintenance, and whether a diplomatenclausule (diplomat clause) is included. For the basics of a rental agreement, see our article on how a rental contract works.
Mistake 3: Moving in without an inspection report
An "opnamestaat" (move-in inspection report) documents the condition of the property at the start of the tenancy, including photos of any existing damage or defects. It's not a legal requirement, but it's strongly recommended: without one, it can be difficult to prove at move-out that a scratch, stain or defect was already there when you moved in. Draw up an inspection report together with your landlord or property manager when you move in, have both parties sign it, and keep a copy.
Mistake 4: Overpaying on the deposit or illegitimate agency fees
Since the Good Landlord Act (Wet goed verhuurderschap) took effect on 1 July 2023, landlords may charge a maximum deposit of two months' base rent for new contracts (contracts signed before that date may still carry the older three-month limit). After the tenancy ends, the deposit must be repaid within 14 days if nothing is withheld, or within 30 days — with an itemised breakdown — if deductions apply. Also watch out for agency fees: if an agent or rental broker acts on behalf of both the landlord and you, they aren't allowed to charge you, the tenant, for that mediation. This is known as the ban on double agency fees.
Mistake 5: Not checking whether the rent is fair
Many tenants assume the asking rent is automatically "market-conform" and therefore correct. That's not always the case: under the points system (WWS), social housing and mid-market rentals are subject to a statutory maximum. If you suspect you're overpaying, you can request a free rent check from the Huurcommissie (Rental Tribunal) within six months of the start of your contract. If the rent turns out to be too high, it's reduced retroactively to the start of your contract and you get back what you overpaid. Read more in our article on the points system explained.
Mistake 6: Not putting verbal agreements in writing
A landlord's promise that the boiler will "soon" be replaced, or that you may keep a pet even though the contract doesn't mention it: verbal agreements are hard to prove if a dispute arises later. Put every additional agreement in writing, for example in a short confirmation email after the conversation, and keep all correspondence with your landlord throughout the tenancy.
Mistake 7: Forgetting the notice period or ignoring a rent increase
If you want to move out, you as a tenant must give notice — usually matching one rental period (typically one month) — in writing, preferably by registered letter, to your landlord. Forget this, or give notice verbally only, and you risk having to pay rent for longer than necessary. If you receive an annual rent increase you disagree with, respond in time: for social housing and mid-market rent, there's a limited window to object via the Huurcommissie, and that window closes faster than you'd expect.
How to avoid these mistakes
Most rental mistakes stem from time pressure and unfamiliarity with your rights. Take the time to read a contract properly, put everything in writing, and be critical of the rent and deposit being asked. If you'd rather not go through this process alone, our rental specialists are happy to help you find a home and review the contract. Get in touch with us, no strings attached — and if you're a landlord looking to avoid these kinds of mistakes on your side, take a look at our property management services.
