If you’re planning a short-term stay in Amsterdam (under five years), renting is your best bet. After all, contracts can be easily changed and you’re spared the effort of making major repairs or maintenance. Beat the competition to the door with our practical guide to rental property.

Renting in the social sector

The Netherlands has the biggest public housing sector in Europe, the majority of which is owned by private, non-profit housing associations. These rental dwellings are primarily aimed at lower income groups, with a maximum rent capped by law. However, with a waiting list of between 5-10 years, social housing is not a favourable option for most expats. You also have to meet strict criteria:

To be eligible for social housing, you must:

Have a housing permit (huisvestingsvergunning ). The landlord will apply for this permit for you. You will have to satisfy certain conditions, one being that your monthly income is below a certain level. Until 1 January 2016, housing associations are allowed to exclusively let their social homes (basic rent up to 710.68 euros) to people with a maximum income up to 34,911 euros (taxable income of the entire household). You do not require a housing permit (huisvestingsvergunning ) in the social sector.

Be in the municipality where you are looking for housing, for instance that you work there. The landlord will only obtain a housing permit for you if you satisfy all the stipulated conditions.

• Register with WoningNet (in Dutch). Rental property in Amsterdam is advertised every week on www.woningnet.nl. The registration fee is 50 for the first year, and then 10 euros per year after that. Your chance of getting the home of your preference depends on your registration period, if you are a starter. But it depends on your occupancy period if you are a transferee.

Renting in the private sector

The more common option for expats is to rent property in the private sector. Private rental accommodation with a rental price of up to 710.68 euros (according to the House Value Rating System) is not subsidised and there are no pre-conditions as to your eligibility. In all other cases, however, you will need a residence permit. While the rents of those homes are likely to be more expensive than with public housing, the likelihood of finding a place quickly is far greater.

If you rent a home in the private sector with a rental price of up to 710.68 euros you will require a housing permit (huisvestingsvergunning ) while your income may not exceed 43.000 euros per year.

For more information on the House Value Rating System, please see our overview of housing rights. Whether or not you will be eligible for housing benefit as a new tenant, you can visit the website www.toeslagen.nl and make a personal calculation on the basis of your age, income and basic rent.

To help get you on the rental property ladder, we suggest you try:

• Rooftrack: Rooftrack is an initiative of WoningNet and offers a wide range of available properties in the non-subsidised rental market. Rooftrack's website displays properties from both housing corporations as well as professional property management firms. The website is free of charge and available in English.

• Specialised letting agencies (verhuurbureaus ): Always check that your agency has a licence from the municipal authorities.

  Online housing sites: In Dutch - Funda and Marktplaats. Pararius is available in several languages.

  Estate agents (makelaars ): Note: some may ask you for an employment contract as proof that you can afford rent. Addresses can be found in the Gouden Gids (Yellow Pages). Find one you trust or go by recommendation.

  In the private sector landlords usually ask for a deposit, which is usually the equivalent of one or two months rent. As for contracts, tenancy agreements can be concluded for fixed periods of time and changed at the discretion of the tenant (or landlord, depending on the circumstances). You should therefore read your tenancy agreement carefully. For example, if you want a house or apartment for six months, do not sign an agreement for a year.

  Useful links

  For more information on finding a room, visit Huurders. For general information on housing, visit Wonen (Amsterdam City Housing Department) or NVM (Dutch Association of estate agents).

  
  
  
  
  

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