Hi All,

Yesterday I had the bouwkundige keuring done on a house from 60s. Inspector found that roof gutter edges had cracks and require repair. He wrote down 1600 euro immediate cost for this and in 5 years total 4k (I have no idea yet if it is realistic or too low, this is a 3rd floor roof with bitumen).

Apart from this there were also small surface cracks in the concrete that he suggested repairing.

Overall direct kosten within 1 year adds up to 5k.

I'm now in process of asking roofing companies if the written amount is realistic or too low.

What should be the usual process for these? Obviously during our offer we didn't know about these issues. Roof makes me scared because if it turns out that a new roof is suddenly needed then it'll be super expensive.

What would you do in this situation?

Thanks!

I have been renting an apartment since 2020. I recently discovered that the apartment scores approximately 120 WWS points, despite paying around €1,500 in base rent. We submitted a formal Huurcommissie proposal to reduce it to €800.

As a reply to that message, the landlord said he recently moved abroad and needs to sell another property where his son currently lives. He now wants his son to move into the apartment so is asking us to move out.

What are my chances in this scenario? Thanks for any replies. This is quite anxiety inducing, to be honest.

Hi All,

Im currently gone sale approved on a house, planning on moving in in January.

One thing im curious about, is there is a large field out the back of the house, 20x30m, advertised on funda as Weiland, but zoned officially as Agrarische met waarde. the plot is surrounded on all 3 sides by a canal without a bridge, and is connected and only accessible to the house through a narrow plot/walkway, fenced on both sides.

This Weiland is visible from the street, but only through the view of another different field.

My question is, what am i able to use this field for? from my research it seems i am permitted to keep some grazing animals there, but there is no bouwvlak, which means no building zones. the plot i dont think would be enough to sustain any animals anyway, apart from maybe a sheep or some chickens, but i would not be allowed to construct a shelter for them.

does anyone have any examples or have photos, or know anyone who has been in this situation before?

We didn't buy this house dependant on this plot, but if we can make use of it in any way we plan to.

If we used it as portion of the garden, but still without any structures, how likely are neighbours to report us?

Hi everyone, I’m looking for advice from anyone familiar with Dutch rental law, especially tenancy lawyers or people who have dealt with a similar situation.

Because finding housing in The Netherlands has been so difficult, I’m working with a rental agency that helps me find accommodation. Under their usual arrangement, if they find a property for me and I sign the rental contract, I have to pay them a fee equivalent to one month’s rent.

Recently, I viewed a studio and submitted a signed interest form and rental proposal through an agency. Before submitting it, I received a document stating that if the landlord accepted the offer, it would become legally binding and withdrawing could result in a penalty of 1–3 months’ rent.

The landlord accepted the proposal. However, I haven’t signed the actual rental contract. I have since received another accommodation offer that suits my situation better. When I asked about withdrawing, the agency told me I would have to pay its agency fee plus one month’s rent as a cancellation penalty.

My questions are:

• Can a rental proposal become legally binding before the formal rental contract is signed?
• Is a cancellation penalty of this kind enforceable in the Netherlands?
• Can the agency charge its usual one-month rental fee even though I haven’t signed the rental contract, as well as an additional month’s rent as a penalty?

I would really appreciate any reliable advice

Thank you in advance

Hey everyone,
I've been lurking on this subreddit for a while, and like many others, I keep seeing posts saying things like "buying a home as a single person in the Netherlands right now is completely impossible unless you make €90k+."
It’s easy to get discouraged, so I wanted to lay out my actual numbers and see if my plan is realistic or if I'm missing a massive blind spot.
Here is my situation:
Target areas: Den Haag (preferred) or Rotterdam. Looking for a decent small apartment or studio (35–45m² minimum—I refuse to live in a microscopic 20m² box, and I need space for my cat).
Mortgage capacity: Based on my income, banks (like ING) pre-estimate my max mortgage around €180,000.
Savings / Cash: I have €70,000 in liquid savings.
Target listing price: Looking at properties listed around €190,000 – €210,000, with the plan to overbid up to a maximum purchase price of around €225,000 – €230,000.
My math for a €230,000 purchase:
Mortgage: €180,000
Cash gap coverage: €50,000
Closing costs (notary, tax exemptions for starters, broker fees, taxateur): ~€7,500
Total cash out of pocket: ~€57,500
Remaining cash buffer: ~€12,500 (plus keeping a safe reserve).
My questions for the community:
1. From your experience, how fierce is the overbidding competition in the €190k–€210k bracket for smaller apartments in Den Haag/Rotterdam compared to the brutal €350k+ market?
2. Since I have a solid cash buffer to cover the gap if the taxatiewaarde (appraisal value) comes in lower than my bid, does this make my offers significantly stronger than the average starter who only has mortgage money?
3. Are there any hidden traps with smaller VvEs (Homeowners Associations) in older apartment buildings in these cities that I should watch out for during viewings?
I'm planning to get my official oriëntatiegesprek sorted with my bank and look into hiring an aankoopmakelaar (buying agent) soon. Any advice or reality checks from recent single buyers would be hugely appreciated!

I’m a masters masters student in the Netherlands and right now I’m living in The Hague, but I want to move to Leiden, because it’s where my university is and particularly I wanna be living in a student accommodation because right now I’m in a house with a family and im home all day long like a 70 yo and I’m not able to network and basically have a lot of fun, party, make friends and do the crazy stuff .
Plus moving to Leiden is gonna save me a lot of money so I was thinking I’ll put up take DUWO subscription but do you think it’s worth it or is there any other way that will help me get accommodation in a student house in Leiden for February?

When I got the room, the mattress already was dirty enough that I got a mattress protector so I don't have to touch it. I have a photo when I moved in, where one main stain is visible but there's a bunch of smaller ones that aren't. We didn't have any inspection or anything beforehand.

I'll admit I spilled some coffee that soaked thorugh the protector and stained the mattress too and I tried my best to wash it out (there's a light tint in that spot but it's definetely noticable)

Now I'm moving out and I don't trust him. I think he's frustrated with me moving out (gave him month's notice because I pay monthly even tho our contract states 2 months)

So could he keep my deposit for the stains, most of which were here before I moved in?

Also wanna add, I wanted to turn it around but 2 years living here and I realised how nasty the other side is...

Hi everyone,

My girlfriend and I currently live in Hoeven and are looking to move to Tilburg (or nearby) as I’m starting a new job in Tilburg in January. We are both EU citizens, non-smokers, no pets.

Quick Summary of Our Situation:

• Income: €5,200–€6,000 gross/month combined (Dutch employment).
• Budget: Around €1,200–€1,300/month all-in (or €1,000–€1,100 base rent).
• Looking for: Preferably a 1-bedroom apartment (12+ month contract) or a studio for max 6 months. Unfurnished or furnished is fine.

The housing market is overwhelming with so many paid subscription sites, aggregators, and AI auto-apply bots claiming to secure viewings. We want to know what’s actually useful versus what's just a money grab.

A few quick questions for anyone living in/around Tilburg:

1. Which rental platforms actually work here? Are any of the paid ones (e.g. Pararius, Funda, Rentbird, Stekkies, Kamernet, Huurwoningen) genuinely worth it?
2. Has anyone tried AI bots or auto-apply tools? Did you get real results or is it better to manually reply to notifications?
3. Studio vs. Apartment strategy: Does it make sense to get a 6-month studio first to search locally, or should we push directly for a long-term 1-bedroom apartment?
4. Commutable nearby towns: Any surrounding areas (like Waalwijk, Oisterwijk, Goirle, Breda, etc.) you’d recommend where availability might be slightly better without a painful commute?
5. Services to strictly avoid: Any sites charging subscription fees that offer zero value or feel scammy?

Would love to hear from anyone who successfully found a place in the Tilburg region recently!

Thanks a lot!

To make a long story short, I reported my landlord to the HC over my rent being way too high and he's retaliated by harassing me, threatening to evict me, and overall just being vile to me. I've reported this all to the Gemeente Amsterdam as a violation of the Good Landlordship Act and been emailing with them back and forth since this started about 2-3 weeks ago. They keep saying they're investigating/opening a case but can't tell me more than that and nothing is really happening. Landlord stopped messaging me three days ago, and he's been considerably less hostile to my roommates even though they filed with the HC too.

Has anyone gone through this process before, and if so what was the outcome? Realistically are they going to do something about my landlord (formally demand that he stop, fine him, etc) or am I just going to be waiting endlessly?

I rent a semi furnished apartment in Amsterdam from a landlord who lives outside the Netherlands. Signed January 2025, started 1 February 2025. The contract ends 31 January 2027.

The relationship has been good. No conflicts, he gets a good rent for the place and I have always paid on time. We have never spoken about what happens at the end date. I have not contacted him and he has not contacted me, so I genuinely do not know whether he wants the apartment back or is happy to continue.

Here is my problem. I am fairly sure he believes this is a straightforward 2 year temporary contract. After reading up, I am not convinced it is.

- The preamble says I fall under "category b of article 1 of the Besluit specifieke groepen tijdelijke huurovereenkomst." As far as I can tell category b is for tenants who must leave their own home because of urgent works or renovation. That is not me. I moved here from another country for a job. Since the Wet vaste huurcontracten, a temporary contract is only valid for the listed groups.

- The contract also contains a diplomatenclausule saying he can end the lease if work abroad forces him to return and live here himself. I'm not sure if he ever lived in this appartment but he does live outside of the Netherlands.

I want to stay. Finding a new place in Amsterdam would take months...

What I am actually asking:

1. If the temporary basis is invalid, is the contract a lease for an indefinite period? How should I approach renewal discussion with my landlord.

2. I know he has to send a written notice between 3 months and 1 month before 31 January 2027 for the end date to hold. Is there anything I should say or do before or is it better let that window run?

3. If I stay quiet and he sends the notice on time, what options do I have?

Any advice is appreciated!

Hi everyone!

My wife and I are moving to Groningen in the first week of November 2026. She will be working in Groningen, and I'll be joining her as her spouse.

A little about us:

- We're a married couple looking for a private apartment or studio where both of us can register with the municipality.

- My wife's net income is €3,500/month, including holiday allowance.

- I have the right to work freely in the Netherlands and plan to look for employment or freelance opportunities in video production and content creation.

- Our budget is around €1,100–€1,400/month, preferably within a reasonable commute of Groningen city centre.

We're finding it difficult to navigate rental requirements, especially when landlords ask for gross salary figures and Dutch payslips before we've arrived.

I'd really appreciate advice from anyone who has been in a similar situation:

1. Which rental platforms or agencies are reliable for finding a home in Groningen?

2. Do landlords accept an employer's salary statement and secondment letter instead of Dutch payslips?

3. Are there landlords who consider couples when only one partner has employment income initially?

4. Which neighbourhoods would you recommend for a couple on our budget?

5. Any tips for avoiding rental scams when applying from abroad?

We're open to smaller apartments or studios as long as both of us can register.

Finding a suitable home is our biggest priority as we prepare for this move. Any advice, recommendations or personal experiences would mean a lot to us.

Thanks in advance!

I was just at an apartment viewing, and there was a noticable damp mildewy smell in the apartment, but no apparent mold.

Can I make the landlord fix that before I move in?

Hi all. My girlfriend and I (EU citizens, non-smokers, no pets) are moving from Portugal for my permanent job at a tech company in Enschede/Zwolle, starting early November. We're looking to rent in Zwolle or Enschede (Hengelo also fine), moving in somewhere between early Nov and December.

Numbers:
- Only my income counts for now, roughly €57k gross a year (about €4,800 gross/month). She won't have Dutch income at first.
- Budget is €1,400–1,500/month all-in, ideally rent ≤ €1,200. I'd go to ~€1,750 all-in for a lease I can actually get out of.
- Prefer furnished, but not a dealbreaker. Need to be able to register (BSN).

My main worry: almost every listing says "indefinite contract, minimum 12 months". I'm not planning to leave, but if I lost the job or had to leave the country I'd need to get out on 1–2 months' notice.

From what I've read, a tenant can cancel an open-ended lease with one month's notice (BW 7:271), and kantonrechters in Utrecht (Feb 2026) and Maastricht (Jun 2026) ruled minimum-12-month clauses void. Is that how it works in practice? Do landlords/agencies just accept your notice, or do they hold the deposit and make you fight it? Has anyone actually left early under one of these clauses?

Other questions:
1. How hard is it really to find something in Zwolle or Enschede right now as a couple on one income, with a start date that's only a few weeks away?
2. Is ~€4,800 gross enough? Most ads ask 3.5–4× rent. Do agencies accept a fresh employment contract + employer statement instead of 3 payslips?
3. Which agencies or sites actually work in these cities? I won't pay registration or subscription fees, so I'm looking for free ones.
4. Is it smarter to grab a furnished short-stay place for the first months and keep searching from there?

Thanks, any first-hand experience is appreciated.

How is anyone on a normal single income meant to rent anything when the housing value looks like this over 10 years?

It has been more than a year since I moved out. Byt they still keep asking money time to time for services and other costs. For example, administrative charger were more than I paid in my rent. But don’t specify how they calculated it? They asked for extra €50 for heating for June and July? How is that even possible?

In total they have asked for around €150 extra.

Has anyone faced this and disputed the charges?

I’m an expat living in the Netherlands and rented an apartment for €2,650/month under a two-year fixed-term contract starting in 2025.
The contract itself includes a Huurcommissie/WWS assessment of 186 points, with a maximum rent far below what I pay. I also question whether the 10% new-build surcharge is justified and whether the A+ energy label is accurate, as the apartment loses heat very quickly.
I may have overpaid €17k–€19k, but I’ve received conflicting advice about deadlines and whether I can still recover the money.
Has anyone successfully reclaimed overpaid rent in a similar situation, particularly under a contract starting after July 2024?

Edit: 186 is not free sector, only from 187.

Hello everyone,

I am searching to rent an apartment/studio in the South Limburg region.

Do you have any experience with some real estate agency that you would recommend?

If you have heard of anything please let me know!

(Right now I'm mostly looking through pararius and funda but i want to contact agencies also not for specific apartments but to keep me in mind if an apartment that matches my criteria becomes available)

Any additional tips on the housing search in that area are welcome!

Thank you in advance 😊

how much are people overbidding in big cities like den haag, leiden, rotterdam, uttrecht?

I heard right now is at 5-7 but in some cases is at 10% depending on the city and neighbourhood i guess the highest overbidding would be in Amsterdam because prices are not high enough right??

Hi! This thread has been really helpful. We are considering bidding on a home in Oosterparkbuurt. We already close by (rental for the last 4 years) and know the neighbourhood has some safety concerns. We are wondering now whether it’s a good choice to actually buy here?
For context, it’s a fairly new build house on a street next to olvg.

I have revived a job offer for a one-year placement for a job in Amsterdam. I’ve heard pretty bad things about the housing situation. I’m not necessarily looking for my own apartment, I’m fine with only having a room in a shared apartment. I'm from another EU country and will earn around 50k. Can anyone who’s been in a similar situation share their experience? How long did it take to find something? How expensive? Any recommendations or tips for the search?

Hi people! I have to move in december and currently live in amsterdam (de pijp) and pay 2500€ in a two bedroom apartment. I would like to ideally lower my rent.
I recently started checking out the housing market to check the terrain ahead (yes i'm aware there is a housing crisis, i have lived in ams for longer than 3 years and have moved multiple times).
Seems as the situation has gotten expectedly worse. I am planning to move with a friend into a two bedroom unit with two registrations.
Based on your recent experiences is this doable with a 2000€ budget? Im ofc not expecting to find this in de pijp and are completely fine to relocate to outer neighbourhoods.
So am I done for? Should i increase my budget? Should i just directly contact a real estate agent?
Any advice is greatly appreciated :)

I bought my apartment in 2023. At that time, the WOZ value was €398,000. I bought it for €390,000.

The WOZ value jumped to €420,000 in 2024, and then €535,000 in 2025.

I had 3 makelaars do valuations a few months ago, and they all came in between €430,000-480,000.

So the WOZ is like €100k more than the actual value?

Is this normal? How does this even happen?

I'm planning on selling my rijtjeshuis in Valkenswaard, under €390k, and wondering whether to use a traditional makelaar or an online makelaar and do the viewings myself.

When I recently bought a house, we mainly used Funda to find properties, viewed them without much input from the makelaar, and asked the makelaar any questions that came up. If they didn't know the answer, they simply asked the owner and forwarded the reply. This made me wonder how much value a traditional makelaar actually adds.

One concern is that I don't speak fluent Dutch. Could this be an issue when conducting viewings?

I've also heard that traditional makelaars can achieve higher selling prices. But with online valuation tools and comparable sale prices available through Kadaster records, how much extra value can they realistically add?

If they cost an extra €3–4k but secure €4k+ more, it could be worthwhile. However, my house is in a good location and relatively affordable compared with larger homes. Surely, a good Funda listing would already attract plenty of interested buyers?

I'm open to suggestions and remarks, thanks!

Hi all,

We’re three Italian co-founders moving to Amsterdam in the first week of November to open a small food business in De Pijp. A fourth partner will be with us part of the time, so ideally we need 3 bedrooms plus space for a sofa bed, or 4 bedrooms.

• What we’re looking for:
• Furnished apartment or house, sharers allowed
• Registration possible (BRP), since we’re staying long term
• Budget up to ~€2,500/month
• Within ~45 min of De Pijp by public transport or bike. Happy to look at Diemen, Amstelveen, Zaandam, Haarlem, Almere, Utrecht
• Available from early November, long term

We’re also open to a temporary place for 1+ months while we keep searching. Registration isn’t needed for that one.

About the income requirement: our company is newly founded, so we don’t have Dutch payslips yet. To make up for that:

• we can prepay several months of rent once we’ve viewed the place and signed a contract
• we have a guarantor in Italy with stable income
• we can show proof of funds

If you’re leaving your place, know a landlord or agency open to this setup, or have any tips, we’d really appreciate it. DMs open, and happy to have a call.

Thanks!

My husband and I just moved to Amsterdam for work, and my employer has hired a relocation consultant to help us find somewhere to live. They were only hired for 3 weeks, in the introductory calls the constant told me that would be plenty of time to find somewhere, but we just finished the second week of searching and I feel like we're getting nowhere.

The main problem is our relocation agent won’t let us apply for multiple apartments at once. They say there‘s no point submitting anything except a legally binding offer because landlords will only look at people who have made concrete offers. And they say we can only make one real offer at a time because they’re legally binding and we can’t risk two getting accepted. But landlords are taking a while to respond to offers (we've been waiting since Tuesday for a response to our last offer, and we clearly won't hear back now until Monday at the earliest. In that time we've missed the deadline to apply for other apartments we would have been happy to live in). This is the second time we've been waiting nearly a week for a response, it feels like we’re never going to make progress when we spend 90% of the time we're searching not making offers.

Do most people really only apply for one apartment at a time when searching for somewhere to rent, or is this something we should be pushing back on? And when you have had applications accepted on rentals, how long was that typically after you applied? I’m concerned that if we haven’t heard back from a landlord within a couple of days that might mean they’re moving ahead with someone else and just keeping us as backup, but I don’t know if that’s the case or whether landlords are just taking their time with the decision because they can. (For the first offer we made the estate agent kept telling us the landlord was going to make a decision the next morning, then this afternoon, then deadlines just kept getting pushed back. For our current offer before we made the offer the estate agent told us the landlord wanted to move fast and would make a decision the day after the deadline for receiving offers, but we didn't hear anything that day, and when we chased the next day we were told there were 9 offers so the landlord needed time and we have to be patient, no indication of how long we'll be waiting for or whether we're seriously being considered or not)