What are the Dutch Tenancy Rights
A Simple Guide for Students Renting in the Netherlands
What Are Dutch Tenancy Rights?
Renting as a student in the Netherlands can be exciting, you get to finally live alone and become independent, but it can also be confusing. Between contracts, deposits, and landlords, it’s not always clear what your rights actually are.
The good news? The Netherlands has Dutch Tenancy Rights, these are laws placed to protect tenants, including students. Understanding what your rights are can be confusing and stressful. So, we have written a simple guide to the most important tenancy rights every student should know, so that you feel more safe when renting your next housing.
Types of Rental Contracts Students Should Know
Temporary contracts (Fixed-term lease):
These are rental agreements that have a fixed ending date. This is common for student housing as it is usually for a short period of time (1–2 years). This contract can be for a single tenancy agreement (a contract for only 1 tenant) or for a shared tenancy agreement (a contract for a joint group of people).
Room rentals (shared housing):
This is for when you are renting out a room in a shared housing. Each tenant has an individual contract for their room and shared access to the kitchen and bathroom.
Joint Tenancy Contract:
This when a single rental contract is signed by multiple people (can be between 2-5 people) making them a union. This would mean that everyone is equally responsible for the full rent and any damages that may accrue during your rental contract.
Student contracts (linked to your student status):
These can also be called a Campus Contract, it allows you to rent student housing as long as you are currently enrolled at a university. You will need proof of enrolment in order to hold the lease and will need to verify your enrolment status yearly. Once finishing your study you will usually have a period of 3 months to leave the student housing.
Your rights depend partly on the type of contract you have, but don’t worry all tenants are protected by Dutch law, even with temporary or student contracts.
Key Tenant Rights
As a student tenant you have many legal rights, these are:
- The right to a written rental contract
- The right to register at your address (this is mandatory and cannot be refused), If your living space is sub rented you must ask permission of the main landlord first (otherwise that could be considered as illegal subletting). Keep in mind that registering your address is mandatory if your stay is longer than 4 months.
- The right to have quiet enjoyment of your home (no unannounced visits from your landlord)
- The right to fair rent and clear service costs
- The right to a proper notice before eviction or contract termination
- No discrimination
- The right to a safe and livable home
Even if you’re renting a room from another student, these rights still apply.
Rent, Deposits & Payments
As a tenant you may have many questions about money, such as how much do you have to pay for a deposit? What other payments do you have to make regarding your living space? These questions are the ones that can usually cause the most amount of stress, so here are the basics of what you need to know:
Rent increases:
Rent can always increase, however this is strictly regulated by the government and is limited by law. Landlords can only really increase the rent after 12 months and the tenant must be informed in writing, at least a month in advance. If you think you are paying higher rent than you should be then you can check on Huurcommissie to make sure that the amount you pay for rent is correct.
Deposit:
You would need to pay your deposit at the beginning of your lease (before moving in or in the first month of living there) and it is usually worth either 1 or 2 months of rent. By the end of your contract the landlord must pay back this deposit, however this is only if you have left the housing the same as when you first moved in, with no damages and in good condition.
Service costs:
Tenants in the Netherlands typically pay the service costs, this would include gas, water, electricity. Whether you pay service costs and how much should be clearly specified in the rental contract separately from your monthly rent costs. Landlords must also show the actual usage of these services (gas, water, electricity) vs the payments, they are not allowed to make profit from the service costs that you pay.
If you don’t agree with the costs or the landlord’s decision, you can challenge it through the Rent Tribunal (Huurcommissie, in Dutch), or go to court.
Landlord Responsibilities
Remember that your landlord is responsible for providing a safe and livable home for you to live in. This includes:
- A functioning heating system
- Safe electricity and plumbing
- No serious mold or structural issues
- Proper locks and safety features
A landlord cannot rent out a place that isn’t suitable for living. They must ensure the living space is safe and meets the basic living standards in the Netherlands.
Maintenance & Repairs, and Who Is Responsible?
There is a simple rule to this:
- Small daily maintenance is paid by the tenant. This would be: light bulbs, minor cleaning, oiling hinge, repairing damages caused by the tenants and cleaning the gutters.
- Major repairs are paid by the landlord. This is considered to be: heating, leaks, broken windows, structural issues or exterior painting.
If something serious breaks, the tenant is legally obliged to inform the landlord in writing as soon as possible, so that they can get it fixed immediately.
Ending Your Rental Contract
If you would like to move out of your current housing and cancel your rental contract, you must first go through these steps:
- Check your contract for your notice period (usually 1 month for tenants)
- Send a formal letter to your landlord letting them know you would like to cancel the contract.
- Let them know your desired cancellation date.
- Agree on the date of when your deposit will be returned to you.
You do not need to find a replacement tenant unless stated clearly in your contract.
What If Something Goes Wrong?
If you’re unsure or something feels unfair:
- Ask for everything in writing (contract and proof of other payments you have made)
- Check official information via Rijksoverheid or the Huurcommissie
- Talk to your university housing office or student advisors
And most importantly: Remember that you’re not powerless. Dutch law is on the tenant’s side.
Final Thoughts
Understanding your tenancy rights makes renting a lot less stressful.
When you know what’s allowed (and what isn’t), you can make better decisions and avoid problems before they emerge.
And if you’re moving soon or listing a room for the next student, RentSwap helps make student housing swaps simple, fair, and verified.
No scams. No bidding wars. No stress.