Dutch tenancy problems, explained in English
Start with the problem you actually have. Each one goes straight to a guide written for tenants in the Netherlands. If you decide you want a lawyer after reading it, we can introduce you to a suitable independent one.
FindLawyer is not a law firm. We give practical initial guidance and prepare your case. Legal advice and representation come from the independent Dutch Bar-registered lawyer we introduce you to.
What has gone wrong?
Pick the closest match. Every one of these opens a guide that explains the rule, the deadline if there is one, and when a lawyer is actually worth the cost.
Not sure which one applies, or already need a lawyer?
Tell us about the matter, receive an honest practical assessment, and if you proceed, we prepare the case and introduce a suitable independent lawyer.
The first 15-minute matching call is free. If you go ahead with the Lawyer Matching Service, the FindLawyer fee is explained before you commit, and partner-lawyer fees are separate and paid directly to the law firm. See how FindLawyer works
Your rights as a tenant in the Netherlands
Renting as an international gives you the same legal protection as any Dutch tenant. It makes no difference whether you rent from a private landlord, through an agency or from a housing corporation, or whether your contract is in English. These are the rules that come up most, each with the official source.
A deposit of at most two months
For tenancy agreements dated 1 July 2023 onwards, a landlord can charge at most two months of basic rent as a deposit. Source: Government.nl.
Your deposit back within 14 days
When the tenancy ends you should get your deposit back within 14 days. If you still owe the landlord money, they can deduct it, but must pay back the rest within 30 days. Source: Government.nl.
No double agency fees
If your landlord uses a rental agency, the landlord pays the agency. The agency cannot charge you as well, whether it calls this a mediation, administration, contract or agency fee. Source: Government.nl.
Rent above the points limit can come down
A points system caps the rent of social and mid-rent homes, which in 2026 means homes of up to 186 points. The Huurcommissie (Rent Tribunal) can rule on your rent for a fee of €25. Sources: Huurcommissie on the 2026 points limits and on the fee, in Dutch.
A fixed-term end date must be confirmed
Have a fixed-term contract of up to 2 years signed on or after 1 July 2024, for example as an international student? Your landlord must confirm the end date in writing at least 1 month and no more than 3 months before it. Source: Government.nl.
The Huurcommissie cannot return a deposit
The Huurcommissie rules on rent, service costs and maintenance, but it plays no part in getting a deposit back. That is a claim for the kantonrechter. Source: Volkshuisvesting Nederland, in Dutch.
Checked 12 September 2026. General information about Dutch law, not legal advice for your situation.
The guides people open first
Tenancy pages by city
Dutch tenancy law is national, so the rules above apply wherever you rent. These pages are a starting point if you would rather read about your own city first.
Renting in Rotterdam? There is a fuller Rotterdam tenancy hub covering withheld deposits, rent above the legal maximum, and eviction.
Tenancy law guides
Written for tenants, in English. Filter by topic, or browse the full archive on the blog.
Tenants facing rental defects
Mould, repairs, rent reduction and Huurcommissie procedure when the home is defective.
RightsChallenging an unfair rent increase
The rules, the complaint route, and the evidence to gather first.
DisputesMould, damp and habitability
Repair duties, rent reduction options and the Huurcommissie steps.
DisputesRent arrears playbook
Payment plans, eviction risk and the defences available to tenants.
DisputesHuurcommissie explained
What it rules on, the fee, how a case runs and the deadlines to challenge a ruling.
DepositsDeposit calculator
The legal maximum, the repayment deadline and which deductions hold up.
DepositsSecurity deposit guide
How to recover a Dutch rental deposit and what a landlord may lawfully deduct.
DepositsMaximum deposit in the Netherlands
The two-month cap, the return deadlines, and what to do if more was demanded.
DepositsThe move-out inspection
Protecting your deposit at handover: what to bring and what not to sign.
DepositsUnlawful deposit deductions
Which end-of-lease charges usually fail, and how to push back.
RightsService charges and the energy label
Rent points, annual statements and reclaiming overcharged landlord costs.
DisputesEviction and notice to leave
The legal grounds, the 6-week reply, the court route and moving cost compensation.
RightsTemporary rental contracts
Who can still be offered one since July 2024, and when an end date really ends the lease.
RightsRental scams and illegal fees
Red flags, the checks to do before paying and the fees you never owe.
RightsSubletting and Airbnb rules
When you need your landlord to agree, the municipal limits, and what a subtenant can claim.
DepositsRental deposit rules
The two-month cap, the return deadlines and what a landlord may deduct.
DepositsLandlord not returning your deposit
The demand letter, the deadlines, and when the kantonrechter is the next step.
DepositsNormal wear and tear
What counts as ordinary use of a home, and why it is not yours to pay.
RightsMoving from Italy
Your first Dutch lease: the deposit cap, fixed-term leases and registering at the address.
RightsMoving from Germany
Renting after the move: the deposit, the lease term and our border-town guides.
RightsMoving from Spain
Padrón or BRP, the deposit cap and the lease rules for newcomers.
RightsPolish workers: housing through your employer
Separate job and housing contracts, rent taken from wages, and what happens when the job ends.
RightsIs your rent too high?
How the points system caps rent, and how to have an overcharge reduced.
DisputesPrivacy and inspections
When a landlord may come in, fair notice, and photo rules under the GDPR.
DepositsDeposit help in 20 cities
The national deposit rules, plus a local guide for each of 20 cities.
DepositsHow the deposit route works
The free check, what it costs, and who the FindLawyer route suits.
Before you get in touch
What does FindLawyer do?
FindLawyer gives practical initial guidance, organises your information and documents, prepares a structured case brief and connects you with a suitable independent lawyer. FindLawyer is not a law firm and does not provide legal advice. The partner lawyer confirms their fees and provides all legal advice and representation.
What happens after I contact you?
We start with the free 15-minute matching call to understand your situation and give an honest practical assessment. If you decide to proceed, we organise your documents, prepare a structured case brief, and introduce you to a suitable independent lawyer who provides the legal advice and representation. We confirm the expected introduction timing before you proceed.
What does it cost?
The first 15-minute matching call is free and there is no obligation to continue. If you decide to use the Lawyer Matching Service, we explain the FindLawyer fee for your legal area before you commit to anything. Partner-lawyer fees are separate, set by the law firm, and paid directly to that firm.
How quickly will I be introduced to a lawyer?
After payment and once we have the documents we need, we prepare your case and make the introduction. We confirm the expected introduction timing before you proceed. If something is missing from the file, we tell you exactly what.
Can you help with a Huurcommissie matter?
Yes. Rent levels, service charges and housing quality complaints all fall within the Huurcommissie’s remit, and those are common reasons people come to us. On the call we look at whether the Huurcommissie is the right route for your situation at all, since it is cheaper and faster than court but its jurisdiction is limited.
Can you help me get my deposit back?
Deposit disputes are the single most common tenancy problem people bring us. Start with the free deposit check, which takes about two minutes and tells you whether your case looks suitable for a legal route before you pay anyone anything.
Do you only work in certain cities?
Dutch tenancy law is national, and the same rules apply wherever you rent in the Netherlands. We publish city pages as a reading starting point rather than as a statement about who is available where. Which lawyer fits your matter, and where they are based, is confirmed when we make the introduction.
Will the lawyer speak English?
Clear English communication is a fixed requirement in our matching check for English-speaking clients, not a preference. If we cannot find a suitable lawyer who meets it for your matter, we tell you that rather than making the introduction anyway.
More questions are answered on the full FAQ page.