Resources

Clients often choose Expat Home Finders for our speed, communication, and personal service. We respond within minutes to hours and always within the same business day, so you’re not left waiting days for a response. With 85+ five-star Google reviews, years of local connections, and a team of expats who have experienced the Dutch rental process ourselves, we understand what it takes to help renters successfully find a home.

Expect to pay at least €2,250 for a 1-bedroom, unfurnished apartment.
Expect to pay at least €2,600 for a 2-bedroom, unfurnished apartment.
Furnished apartments typically cost an additional €100 per month.

In Amsterdam, and sometimes in surrounding cities, it has become increasingly common to submit an offer for a rental property above the listed rental price in order to secure the home. This is due to the ongoing housing shortage and high demand. The overbid is usually 5-10% above the asking price.

For the most desired homes, agents can receive over 100 requests to view properties.

This can depend on your profile or criteria, but the two most common rental contract types are indefinite term (Model A) and temporary term (Model C) rental agreements. The type of lease available also depends on the property, landlord, and circumstances of the rental.

Model A – Indefinite Rental Contract: An indefinite term lease has no fixed end date and provides the tenant with ongoing rental protection. In almost all cases, the tenant will initially be required to commit to a minimum rental period, often 12 months. After this initial period, the agreement becomes indefinite, and the tenant can end the lease by giving one calendar month’s notice when they are ready to vacate.

Model C – Temporary Rental Contract: A temporary lease with a defined end date determined by the landlord, such as 12 months. These contracts may include a diplomatic clause or other provisions that determine when and how the tenancy can end.

You will be required to earn at least 3x the rent in monthly gross household income. Some couples or sharers are required to provide at least 3.5 or 4x the rent. 

Security Deposit - at least one or two months’ base rent.
Utilities - gas, water, electric, TV/internet.
Municipality Taxes - yearly waste collection + water purification tax.
Service Costs - costs for the basic upkeep or maintenance of the building. 

Furnished - In most cases this means you will only need to bring your personal belongings, as the property is fully furnished and equipped with all necessary items (even towels and bed linens).  

Unfurnished - An apartment that excludes any furniture but will include flooring, lights, and fully equipped kitchen.

Shell/Bare - An apartment without a floor, lighting fixtures, curtains and/or (in some cases) essential kitchen equipment.

Annual rent increases in the free sector are capped by Dutch law. Recent maximums: 2026 (4.4%), 2025 (4.1%), and 2024 (5.5%). The exact cap is set annually by the government using inflation or wage growth, whichever is lower, plus 1%.

No, it's not a legal requirement. However, the Dutch rental market is highly competitive, and listings can receive dozens or even 100+ enquiries the moment they go live. Many expats who search on their own find that they don't receive responses or struggle to secure viewings. Expat Home Finders can save you significant time by searching, responding quickly, arranging viewings, advising on offers and presenting your offer effectively. This can be especially valuable if you're relocating from abroad or trying to manage your search alongside work and the many other parts of an international move.

Yes, but your application may require additional documentation depending on your employment and income situation. Self-employed applicants, people relocating before starting a new job, and Americans moving under the DAFT residence permit can have different documentation than a traditional Dutch employee. Landlords may consider factors such as income, savings, employment or business documentation, and a guarantor. Expat Home Finders has successfully helped many international and DAFT clients navigate these applications and present their financial situation clearly to landlords.

Most of our clients secure a home within 1 to 3 weeks. The exact timeline depends on your budget, preferred location, property requirements and flexibility. In a competitive market, being ready to respond quickly is important, as desirable properties can receive multiple enquiries within minutes of being listed.

Service costs cover shared building expenses such as communal cleaning, maintenance, shared utilities or landscaping. Listings often include these costs in the advertised price, but the lease will usually break them out separately. Costs and inclusions vary by property, and we’ll help you understand the full monthly breakdown before signing.

Demand for rental housing is high due to the concentration of jobs, international companies, schools and excellent transport links. At the same time, a large share of the housing market consists of regulated social and mid-range rentals that are not accessible to many expats. Recent changes to rental regulations and tax rules have also encouraged some private landlords to sell properties or move them out of the rental market, further reducing the supply of homes available to private renters while demand remains high. This combination of high demand and limited supply makes the rental market particularly competitive.

Dutch homes are generally more compact than American homes, with steeper staircases, smaller kitchens and appliances, less storage and less common air conditioning. Furnished, unfurnished, upholstered and shell properties can also mean something different from what American renters expect, so it's important to understand exactly what is included before signing a lease.

DAFT stands for the Dutch-American Friendship Treaty. It provides a residence route for eligible US citizens who want to live in the Netherlands as self-employed professionals or establish a business. The residence permit has specific requirements and work conditions, so applicants should check the current requirements with the IND or an immigration lawyer before applying.

Yes. DAFT applicants and holders can rent homes in the Netherlands, although being self-employed can make the rental application different from that of a salaried employee. Some landlords may request additional financial documentation, such as business records, tax documents, savings or other evidence of financial stability. Your DAFT status does not automatically prevent you from renting, but presenting your financial profile clearly can be important and that's where we can help.

Yes, but pet-friendly properties can require a more targeted search, particularly in competitive rental markets such as Amsterdam, Utrecht and Rotterdam. It's important to check the individual listing and property rules rather than assuming that pets are automatically allowed.

Allow at least three weeks if your pet needs a first rabies vaccination because there is a 21-day waiting period before travel. If you need to arrange an official veterinarian appointment or additional documentation, starting 6–8 weeks before your move is advisable.