The Netherlands has a strong rental market and it can be difficult to find a place. The majority of the rentals are private and owned by individual owners, although some are controlled by housing corporations. Housing corporations offer affordable rents and may also provide utilities.
The selection process is often based on who applies first and who qualifies based on income. Students looking for rooms can use student-specific websites like Nestpick and HousingAnywhere. If you are an expat, it is easier to find accommodation that includes utilities in the price of the amsterdam appartements for rent. These apartments usually come semi- or fully furnished and are more flexible with paperwork requirements. They can be located in more central areas of the city or the outskirts.
The landlord can decide whether to include gas, water and electricity in the price of the apartment or to charge for these separately. If they include these utilities, they must issue an annual statement (eindafrekening) that compares the payments made with the actual consumption. This is an important document for claiming huurtoeslag from the government (rent allowance). If you see "incl. G/W/E" next to a rental listing, this indicates that gas, water and electricity prices are included in the rental price. If not, you can ask for a breakdown of costs or the huurtoeslag from your landlord.
Depending on the property and your tenancy agreement, you may be responsible for setting up accounts for services like electricity, internet and TV when renting an Amsterdam apartment. Some landlords will take care of this and add the monthly costs to your rent, while others expect tenants to make their own arrangements. For help, see our guide to utility bills in the Netherlands and how to set up your telecommunications in Amsterdam.
Most landlords require an upfront deposit of one month’s rent. This is paid before you move in and can be held by your landlord or a third party, such as a real estate agency. At the end of your tenancy, your landlord must return this deposit, minus any money that is owed for damage or unpaid rent. You can request a statement of condition from your landlord at the beginning and end of your tenancy, which will detail the state of the property when you moved in and out.
If there is a dispute about the state of your landlord’s property or how much you should pay for it, you can go to a rent tribunal (huurcommissie). This is a national independent agency that can mediate and adjudicate on disputes between landlords and tenants. It costs EUR25 to start proceedings. More information on the huurcommissie can be found here (in Dutch). It is not necessary to hire an attorney to represent you. However, you are strongly advised to do so if your case involves a large sum of money or if the landlord has been unfair with you. An experienced attorney can protect your rights and negotiate a fair settlement.