By handling over this factsheet Haagen & Partners hopes to provide you with some useful information on the rights and obligations of a Lessee concerning a rental agreement. Consider this as an advice from Haagen & Partners to you.  In  order  to  avoid confusion  when  reading  the  rights and obligations  below,  please  note  that  “Lessor” refers  to  the  landlord and “Lessee” refers  to  the  renter.

One  of  the  most  exciting  and  fairly time  consuming  aspects  of  an  international  move  is  finding  a  new place to  live.  Please note the information below to avoid disappointment.

 

 

Housing market in the Netherlands

Due  to  the  resulting  shortage  of  rental  properties, the Dutch housing market is very competitive and foreign  transferees  are  generally amazed  at  the  high  prices  of  rentals (especially in Amsterdam, ‘t Gooi and the “Randstad” areas), the  lack of  choice, the  availability in  certain  price  classes and  the structure of the Dutch  rental market. On  average,  rental  fees  in  Amsterdam  begin  at  around € 1.250, - per  month depending  on  the  size  and location  of  the accommodation.  However,  it  is  not  unusual  in  some  areas  to  pay  up  to  an  amount  of  € 5.000,- a month.

 

 

Housing agencies

Most  rental  agencies  are  “fishing  out  of  the  same  pool" and offer  the  same  property listings.  Some  do  have clientele  of  their  own,  but  all  agencies  should have  access  to  one  another's properties.  Therefore  it  is  not much use  to  go  to  all  of  the  agencies,  but  sufficient  to  contact  only  one  or  two  of  them.  You  need to inform  them  if  you  are  also working  with another  agency  as  well.  In  this  way  you  can  avoid double  work and avoid scheduling  multiple  viewings  for  the  same  property. Most agencies do not work weekends or evenings, therefore house hunting will most likely be scheduled on weekdays. We suggest you start as soon as you arrive. The agencies charge a commission by percentage or a flat fee equal to one month’s rent for their services.  

Often  the  agencies  are  only able  to  show five  to  seven  available  properties  in  certain  price ranges, which  unfortunately limits  your  choice.

In  our  years  of  experience  in  dealing  with  a  large  segment  of  this  rental  market,  Haagen & Partners focus on ethical  and correct handling  of  our  clients' needs. You  are  of  course  welcome  to  pursue  any avenues  of  acquiring a  new address but  of course Haagen & Partners will be very pleased to assist you; for more information see the document “the way we work and our conditions”. If  you decide  to  do  it  on  your  own, be  aware, you  negotiate  at  your  own  risk. Agreements with private persons are subject to  some  questions  of  legality. Read  the  contract carefully.

 

 

Protected property & Subletting

- Protected property: Dutch housing  for  the  most  part  is  controlled  by "woningbouw corporations" or  "building  associations", who manage, for the most part, the less-expensive properties. There  is  a  great  deal  of  competition  to  bid  on  getting  these  properties, with  long  waiting  lists.  To take these properties into consideration you have to register with  these  agencies or  at the municipality where you want to  live. In order to be able to rent from a housing corporation you must meet certain eligibility criteria. The  expatriate  client  does  not  meet  the  criteria  for these  “social-housing”  units. So do  not  be  misled  by Dutch  people  telling  you  that  you  can  easily rent  an apartment  for  a  very inexpensive  amount. Often  times  they have  been  on  waiting  lists  for  a  number of  years  or  meet  certain  criteria, such as a lower-income.

- Subletting: subletting  is  illegal, and  since  all  properties  are  "registered" in  the  Netherlands, should  you  attempt to  sublet  illegally (onderverhuur), you  will  not  be  able  to  register  at  the  Town  Hall  and  the Foreign  Police, which  will  impact not  only your  residence  permit, but  also  the  permission  to  import  and  deliver  your personal  effects  by your  moving  company. Generally if  the  Lessor  will  not  give  you  a  legal  contract with  a diplomatic clause  or  request  "cash  payments" only, it  may indicate  that  this  is  not  a  rental arrangement  you  want  to  be  involved  in.

Important: if you decide to share the rental of a property with a colleague, do make sure that both of your names appear on the rental contract. This is for your own protection: in case e.g. your “roommate” decides to leave or is transferred, you will still have the right to stay in the apartment. And in order to register at the City Register, you will need to show proof (viz. the original, signed rental contract) that you are living at that address.

 

 

The contract

Under  Dutch law  please  also  be  advised  that  "word-of-mouth" commitments  are legally binding  in  the  Netherlands. In the Netherlands a rental contract is only legal in the Dutch language, so make sure you always sign and receive a copy in Dutch as well. Haagen & Partners can  screen  the  contract for  you  before  it  is  signed. This  way we  can  be  certain  it  is legal, and  that  a  diplomatic clause (see below)  is  included  in  the  event  you  need  to  move  unexpectedly either outside  of  the  Netherlands  or  beyond  a  specified  radius within  the  country. Likewise,  the  rental  agreement price, deposit  and  commission , can  be  checked  and  verified. Should  you  have  any questions  or  encounter  any unusual  difficulties  during  your  home  search, please  contact Haagen & Partners. We advise you to obtain a  rental  contract  with the  following  clause,  known  as  the “diplomatic clause".

Diplomatic  clause:
Both Lessor  and Lessee  shall  have  the  right  to  terminate  the  agreement  at  any  time  before  the expiration of  the  tenancy:

a)   in  the  event  that  Lessor's place  of  work is  transferred to  a  location  less  than  50 kilometres  from       the  rented property;
b)   in  the  event  that  Lessee's place  of  work is  transferred to  a  location  more  than  50 kilometres  from the  rented property. In  such event  the  notice  of  termination  shall  be  given:

•  by  registered letter  or  writ,
•  before  the  first  day  of  a  calendar  month,
•  subject  to  a  period of  notice  of  at  least  two  calendar  months.

 

 

Check in

The  state  of  the  property  at  the  commencement  of  the  rental  period shall  be  recorded in  a  dated inspection  report  drawn  up  in  duplicate  and signed by  both parties,  of  which both shall  retain  a  copy. If applicable, a record shall  also  be  made  of  any  items,  which have  been  taken  over  by  the  incoming  Lessee  from the  outgoing  Lessee,  and the  Lessor shall  be  notified of  these.  If  for  whatever  reason,  an  inspection report  is  not  drawn  up,  the  Lessee  shall  notify  the  Lessor in writing  of  any  additional  deficiencies  he has  observed regarding  the  property  within  eight days  of  the  commencement  of  the  rental  period,  in  the absence  of  which the  Lessee  shall  be  assumed to  have  taken  on  the  property  in  good order  and without  visible  deficiencies.

Lessee  is  NOT allowed without the Lessor's prior  written  consent:

•    to  sublet  the  rented property  in  whole  or  in  part  to,  or  place  it  at  the  disposal  of,  a  third party;
•    to  renovate  or  to  make  any  alterations  to  the  property;
•    to  use  the  accommodation  for  any  other  purpose  than  living;
•    to  install  an  aerial  or  satellite  dish for  radio  and television  reception  on  the  premises;
•    to  keep  pets  in  the  property;
•    to  alter  or  remove  furnishings  or  fixtures  and other  effects  belonging  to  the  property.

Maintenance obligations

Lessee  undertakes  to  use  and maintain  the  property  including  the  garden  with due  diligence. Lessee shall  be  liable  for  any  damage  due  to  negligence,  improper  use  of  the  facilities  by  family  or  guests  or damage  caused by  pets. Lessee  shall  take  any  necessary  steps  to  prevent  or  minimize  damage  to  the  rented property,  the garden  and the  adjoining  premises,  including  measures  to  prevent  damage  attributable  to  weather conditions  or  influences  thereof. Lessee  is  obliged to  inform  Lessor  by  telephone  and in  writing  of  any  damage,  defect  or  malfunction occurring  or  threatening  to  occur  in  or  to  the  property.  In  case  of  an  emergency  Lessee  should contact  the  caretaker  or  Lessor  immediately.  If  any  defect  or  malfunction  is  not  duly  reported,  Lessee shall  be  liable  for  any  resulting  damage  or  loss  and the  subsequent  costs  incurred to  repair  or  replace the  damages. In  the  event  that  the  caretaker  or  Lessor  cannot  be  reached,  the  housing  agency or ICG  should be  contacted.

Note: at  the  end of  this  document  you  will  find an  overview  of  the  maintenance  obligations.

 

 

Extra Costs, Levies and Taxes

When  assessing  the  cost  of  living  in  the  Netherlands,  please  refer  to  the  list  below  with descriptions of  additional  costs,  levies  and taxes  in  addition  to  your  housing  expenses,  which you  either  will  or could encounter,  based on  your  living  situation. It  is  very  important  to  be  aware  of  these  extra  costs,  as  they  will  impact  your  actual  living  expenses while living  in  the  Netherlands.

 

 

Commission to the real estate agent / housing agency

Compensation  to  be  paid to  the  real  estate  agent/housing agency  as  payment  for  intermediary  services  in  securing the  property  and contract.  Currently  8%  of  the  yearly  rental  price,  or  an  amount  equivalent  to  one month's rent.  BTW  (19%  Value  Added Tax)  is  paid on  the  commission  only,  not  on  the deposit  or rent. Always make sure you get a (signed) receipt of your payments, whenever you pay cash. (see for prices Haagen & Partners ………)

 

 

Deposit

In  addition  to  the  first  month's rent  after  signing  your  lease  agreement,  you  will  be  expected to  pay  a deposit (bank guarantee) equal  to  one  or  two  (very  occasionally  three)  month’s rental  fee.  This  serves  as  a  guarantee to  the  owner  to  recoup  the  costs  against  possible  damage  to  the  property.  If  there  are  no  damages,  your  deposit  will  be  refunded to  you. This  must  take  place,  by  law,  within  three  months  of  your  having  vacated the  property.  Make arrangements  to  have  this  refunded to  either  your  Dutch bank account,  (if  still  open)  or,  a  bank in your  next  location,  by  wire  transfer. The  deposit  may  never  be  used as  a  last  month  's payment or for  other  financial  obligations.  No  interest  is  paid over  the  deposit.

 

 

Utility Costs

Gas,  water  and electricity  costs  depend on  a  number  of  factors,  such as  the  age  and size  of  the property,  its  location  (town  and area),  the  number  of  electrical  appliances  you  have  in  use,  the number  of  persons  residing  in  the  residence,  and how  high you  keep  the  thermostat! An average family home could amount to approximately € 136,- per month for gas en electricity. Water is approximately €75,- euro per person a year, or higher, depending upon amount used.

 

 

Price Indexing

In  accordance  with official  directives  as  issued by  the  Central  Bureau  of  Statistics  (CBS)  in  The  Hague, the  total  rent  stated in  the  contract  can  be  adjusted annually.  The  calculation  is  made  for  the  first time  one  year  after  the commencement  date  and is  to  be  composed of  a  multiplication  based on the total  rent and price  index. Percentages  are  based on  the  cost-of-living  index  stipulated by  the  government,  and cannot  exceed 6,5%.

 

Garbage tax or refuse levy

This  is  a  monthly  payment  for  the  collection  of  your  garbage.  Some  municipalities  send a  separate monthly  invoice; others  include  it  in  the  utility  charges. Charges in Amsterdam depending on the area and the composition of the family, are approximately  € 186,- to  € 330,- per  year.

 

 

Environment tax

Each municipality  has  its  own  rates.  Costs  are  based on  the  number  of  inhabitants,  whereby  families and singles  are  taxed respectively.

 

 

Land-draining rates and water purification

This  is  an  annual  tax  for  water  purification and land drainage. This  tax is  essential  for  keeping  land dry  and also includes  working  windmills. The tax is approximately € 63,- per person  plus  € 42,- per families, 

 

 

Sewer tax

Property  owners  have  to  pay  sewer  charges  for  connection  to  the  sewage  system  and for  its  regular maintenance.  If  there  are  problems,  the  section  from  your  front  door  to  the  street  is  for  the  cost  of the  local authority,  any  sewage  problems  behind the  door  (in  the  house)  are  for  your  or the Lessor’s cost. The Lessor pays also sewer tax; the amount is dependant upon the actual amount of cubic meters of waste water that are carried away from the property.

 

 

Cleaning of central heating boiler

This  amounts  to  approximately  € 85,- per  year.  Houses  with a  fireplace  in  use  must  have  a  chimney sweep once  a  year.  The  cost  of  this  is  approximately  € 50,-.  The  rental  contract states  if  Lessor  or  Lessee  is  responsible  for  these  arrangements  and the  costs.

 

 

TV, internet and telephone

There are providers who supply a combination of all three; e.g. of suppliers are UPC and KPN. In  case  you  need more  detailed information  on  telecommunication  in  the  Netherlands,  please  contact Haagen & Partners.

 

 

Telephone
To  have  a  telephone  connected in  your  home,  KPN Telecom  (the  Dutch telecom  provider)  charges clients  for  the  initial  fee  of  a  fixed installation  (equipment  and connection)  and subscription  fee  based on  use. You may need a fixed line if you want to use the internet. Or, if available, you can opt for wireless. Many  people  choose  for  mobile  telephones.  There  are  a  number  of  subscription  possibilities  available, various  types  of  cell  phones  and competitive  rates.  "Pre-pay" phones  are  very  popular,  where  there are  no  subscription  costs,  and you  pay  your  telephone  calls  with a  pre-paid chip  card inserted in  the phone.  GSM phones  will  give  you  wider  global  access.   Compare  telephone  options  and costs  via  the internet:  www.bellen.com and www.belwijzer.com.

 

 

Internet Service Providers
For  a  complete  listing  of  service  providers  in  the  Netherlands  see  www.internetten.nl under webhosting.  For  a  free email  account  see  www.hotmail.com  or  www.gmail.com or www.yahoo.com.

 

 

Cable TV connection
This  is  a  monthly  fee  for  cable  connection  enabling  you  to  receive  all  of  the  available  TV and radio stations,  beyond the  Dutch public  stations.  Again, the  fee  may  be  paid as  a  separate  charge,  or through your  utilities  bill,  depending  on the  town  in  which you  live.  In  some  areas  a  number  of package  options  are  offered such as  extra  stations  or  films,  which is  an  additional  cost  subscription.

 

Dog tax

In  many  municipalities  dog  owners  must  register  their  dog(s)  at  the  Town  Hall.  Most  municipalities will  provide  dog  owners  with a  dog  tag  (hondenpenning).  The  dog  tax  varies  per  municipality,  from  no tax  to  € 100,- per  animal, to extra fees for each additional dog.

 

 

Parking permits

In  Dutch cities  such as  Amsterdam,  Haarlem  or  Utrecht,  it  is  necessary  to  apply  for  a  parking  permit. Being  registered at  Town  Hall  often  gives  you  the  right  to  get  a  parking  permit  (at  a  relatively  low price).  Keep  in  mind that  there  is  often  a  long waiting  list, (four years) especially  for  the  center  areas of  the  cities.  In case  you  cannot  apply  for  a  parking  permit  or  in  case  you  are  on  a  waiting  list,  you  could consider renting  parking  space  in  a  garage  (different  options  are  available  to  you; from  renting  per  week up  to per  quarter). Prices  of  parking  permits  vary,  depending  on  the  area  where  you  live, which is the area where you need to apply in the city  you live  in.  Parking  permits  do  not  automatically  come  with the  rented property. For  instance,  in  the  center  of  Amsterdam  when  someone  moves  out,  the  next person  on  the  waiting  list  gets  the  permit,  not  the  new  tenant.  On  the  other  hand,  outside  of the  center of  Amsterdam,  parking  permits  can  be  tied to  an  address.  Once  a  tenant  vacates  a  property  and deregisters  with the  parking  authorities,  the  permit  becomes  available  for  the  next  tenant  at  that property.

Note:  Parking  fines  are  hefty;  € 45,-  for  expired meter  parking.  For  illegal  parking,  yellow  wheel clamps  are  in  use  in  some  cities.  Another  option  for  the  parking  authorities  would be  to  have  your  car towed away.  You  would have  to  collect  your  car  at  the  police  compound,  having  to  pay  for  all  costs; up  to  € 200,- and at  least  a  half-day  lost  in  attempting  to  get  your  car  back.

 

 

Insurances

·       Personal  Liability  Insurance  (WA verzekering  particulier),  which costs  approximately  € 45,- annually per  family.  This  insurance  is  highly  recommended since  it  covers  any  damage  that  you  (or  your children)  might  cause  to  other  people  's belongings  or  property;

·       Fire/ Household Effects/ Burglary  Insurance  (brand-,  inboedel-en  inbraakverzekering)  on  your personal  goods.  Furnished apartments  are  insured by  the  landlord only  on  the  landlord/owner  's household contents,  not  your own belongings.  Insuring your own personal goods  costs  approximately €45,-  to  €150,- per  year.  Antiques,  artwork,  jewellery and expensive  photo  equipment  or  stereo  installations  will  require  extra  coverage.

 

 

Notice of termination at Haagen  & Partners

To  avoid anxiety  and unnecessary  costs  please  inform  Haagen & Partners as  soon  as  possible  when  wanting  to terminate  your  rental  contract. Terminating  the  contract  should be  done  by  registered letter.  Haagen & Partners  can  assist  you  with drawing up the  official  registered letter  to  terminate  the rent,  which must  be  sent  before  the  expiration  of  the  tenancy. Depending  on  your  rental  contract, there  is  a  notice  period before  the  expiration  of  the  tenancy  of:

-at  least  one  calendar  month in  the  case  of  Lessee  terminating;

-at  least  three  months  + one  month for  every  year  the  property  has been   rented out  to Lessee with maximum  of  six months  in case Lessor  terminates;

-the  period specified in  the  diplomatic  clause  of  the  contract.

 

Checkout

After  termination  of  the  rental  period has  been  agreed upon,  Lessee  shall  give  access  to  the  property with a  24  hour’s notice  for  necessary  house  maintenance  and or  house  viewings. Lessee  shall,  at  the  expiration  of  the  rental  agreement,  handover  all  keys  to  the  Lessor  and deliver up  the  property  and its  furnishings,  fixtures  and other  effects  in  the  original  condition;  normal  wear and tear  excepted,  that  is:

·       in  a  state  of  repair  similar  to  that  described in  the  inventory;

·       in  a  state  of  repair  similar  to  that  described in  the  initial  survey  report;

·       clean  and in  good condition.

 

 

 

 

House search or further information

Please contact Haagen & Partners: +31 (0) 20 672 33 31

                                                      : info@haagen-partners.nl

 

 

 

 

 

 

 

 

 Every effort has been made to ensure that the information in this publication is correct. However all prices are subject to change. No rights or obligations may be derived from any published monetary amount. All prices are given for reference purposes as an indication only and Haagen & Partners cannot accept any responsibility for the accuracy of the information included.

No part of this publication may be reproduced and/or publicized by means of printing, photo copying, microfilm or otherwise without prior permission from the publisher. © 2010 Haagen & Partners  B.V.