Dutch rental terms explained: a glossary for renters

Dutch listings and tenancy agreements use a small set of terms again and again. Some have no neat English equivalent, and a few are often mistranslated. This glossary gives the Dutch term, a plain-English meaning and why it matters when you rent.

Amounts and rules below were checked on 24 September 2026 against the official source linked in each entry. Figures for 2026 change each year, so follow the link before relying on one.

Costs

Bemiddelingskosten (agency or mediation fees). A fee charged by a letting agent for arranging a tenancy. If the agent works for the landlord, the landlord pays and the agent cannot charge you as well. The ban also applies when the fee is called administration, registration or contract costs (in Dutch). You only pay if you hire an agent to search for you and they find a home that was not already on their books.

Borg or waarborgsom (deposit). Money held by the landlord against unpaid rent or damage. For contracts signed from 1 July 2023, the deposit can be no more than two months' basic rent. The landlord must repay it within 14 days of the tenancy ending, or within 30 days if it deducts costs, with a full breakdown (in Dutch). Only unpaid rent, service costs, damage you are responsible for and an energy performance fee may be deducted.

GWE, incl. and excl. (gas, water and electricity). "Excl. GWE" means you pay utilities on top of the rent, usually through your own contracts. "Incl. GWE" means the landlord includes them. Ask whether that is a fixed amount or an advance settled against actual use, and add utilities to your budget when comparing an inclusive rent with an exclusive one.

Huurverhoging and indexering (annual rent increase). Most contracts allow the rent to rise once a year. The law sets a maximum. For 2026 it is 4.4% in the free sector and 6.1% for mid-rent homes, from 1 January, and 4.1% for social rent from 1 July 2026 (in Dutch). Your contract can set a lower increase, but not a higher one. The government says the free-sector cap applies until 1 May 2029 (in Dutch).

Inschrijfgeld (registration fee). A fee to register with an agency or website. An agent acting for the landlord cannot charge you a mediation fee under another name, including registration costs. A subscription to a listings or alert service, Hesra's paid plans included, is a separate service you choose. It is not a fee for a particular home. Check what it includes and how to cancel.

Kale huur (basic rent). The rent for the home itself, without service costs or utilities. It is the figure the points system caps, the base for the deposit maximum and, from 2026, the rent used for rent benefit (in Dutch). Some landlords apply their income requirement to the basic rent; ask which figure they use.

Servicekosten (service costs). Charges on top of the basic rent for things such as cleaning communal areas, communal lighting or a caretaker. Your landlord can only charge the costs actually incurred and cannot keep a margin. Landlords must send an annual itemised statement (in Dutch). Ask for the breakdown before you sign, especially where service costs are high.

Property and listing terms

Bezichtiging (viewing). A visit to the home, individually or in a group. Some landlords only offer viewings after you register on their website and meet the listing's criteria. Bring your questions: what the rent includes, the energy label, the start date and the contract type.

Energielabel (energy label). A rating from A++++ to G for how energy efficient the home is. Landlords must give a new tenant a copy of the label (in Dutch). It also affects the maximum rent for regulated homes: labels E, F and G bring minus points in the points system (in Dutch). A low label can also mean higher energy bills.

Gemeubileerd (furnished). The home comes with furniture, and usually with floor coverings, curtains and light fittings too. Ask for an inventory list and check it at the handover.

Gestoffeerd (semi-furnished, not "upholstered"). Machine translations often say "upholstered". In a listing it usually means the home comes with floor coverings, curtains or blinds and often light fittings, but no furniture. Check the photos or ask what is included.

Inschrijving mogelijk ("registration allowed"). The listing confirms you can register at the address in the municipal Personal Records Database (BRP). If you will live in the Netherlands for more than four months, registering at your home address is compulsory. You also need to be registered at your address to receive rent benefit. If a listing says registration is not possible, ask why before you commit.

Kaal (unfurnished shell). The home is let bare. Often there are no floor coverings, curtains or light fittings, so budget for flooring before you move in.

Makelaar or verhuurmakelaar (letting agent). The agent who advertises the home, arranges viewings and selects tenants on the landlord's behalf. When the agent works for the landlord, it cannot charge you agency fees (see bemiddelingskosten).

Contracts and rules

Anti-kraak (property guardianship). You live in an otherwise empty building to prevent squatting, usually under a loan-for-use agreement (bruikleen) rather than a tenancy. Tenant union Woonbond explains that residents on such an agreement have no rent protection and can be given short notice, often two weeks or 28 days (in Dutch). If you pay a monthly fee for the space and pay utilities yourself, it may in fact be a tenancy.

Huisvestingsvergunning (housing permit). Permission from the municipality to live in certain homes, alongside your contract. Each municipality sets its own rules (in Dutch). In Amsterdam, the housing permit covers social and mid-rent homes with a basic rent of up to €1,228.07 or 186 points, has income limits and costs €82.60. Check the municipality's website before you sign for a home that needs one.

Huurcommissie (Rent Tribunal). An independent body that settles disputes between tenants and landlords about rent, service costs and maintenance. Its English Rent Check estimates the maximum basic rent for a self-contained home from its points. If you have lived in a social or mid-rent home for less than six months, you can ask it to assess the starting rent (in Dutch). Since 1 January 2025, landlords must attach a points calculation to every new contract.

Huurcontract voor bepaalde tijd (temporary or fixed-term contract). Since 1 July 2024, landlords may only offer one to specific groups, such as students renting away from home, and for a maximum of two years (in Dutch). Temporary contracts signed before that date end on the agreed date; if extended, they become permanent. In July 2026 the government opened a consultation on a bill for temporary contracts for students and migrant workers (in Dutch). That bill is a proposal, not law.

Huurcontract voor onbepaalde tijd (permanent or indefinite contract). The standard contract, with no end date. Since the Permanent Rental Contracts Act (Wet vaste huurcontracten) took effect on 1 July 2024, landlords must normally offer one.

Onderhuur (subletting). Renting out all or part of a home you rent yourself. The government says you may not sublet your whole home, and subletting a room depends on the main contract (in Dutch). If you rent a sublet room, you must leave when the main tenant's contract ends. Ask to see the main tenant's permission before paying anything.

Opzegtermijn (notice period). For tenants, the notice period equals the rent payment period, so one month if you pay monthly (in Dutch). The government advises giving notice in writing, by registered letter or by email or letter with confirmation of receipt (in Dutch). A temporary contract of two years or less can also be ended early by the tenant.

Wet betaalbare huur (Affordable Rent Act). In force since 1 July 2024. It extended the points system to mid-rent homes, so homes up to 186 points have a maximum rent. See middenhuur below.

Wet goed verhuurderschap (Good Landlordship Act). In force since 1 July 2023. It sets national rules for landlords, including the two-month deposit maximum, written information for tenants and a transparent, non-discriminatory selection procedure (in Dutch).

Applying

BSN (burgerservicenummer, citizen service number). Your personal number for dealing with the government, employers and banks. You receive it when you register with the municipality or with the RNI. Hide it on document copies unless the recipient needs it; our documents guide explains how.

Inkomenseis (income requirement). A landlord's rule that your gross income must be a multiple of the rent, often 3 to 4 times. The multiple and what counts as income vary by landlord. Our income requirements guide explains the 3x rule, and the rent affordability calculator turns your income into a maximum rent.

Inschrijving in de BRP (municipal registration). Registering your address in the Personal Records Database. If you will live in the Netherlands for more than four months, you must register within five days of arrival at your home address. Book the appointment as soon as you have an address that allows registration.

Loonstrook (payslip). Your monthly salary statement from your employer. Landlords commonly ask for recent ones as proof of income; Vesteda, for example, asks for three.

Overbieden (bidding above the asking rent). Offering more than the advertised rent to win a home. For social and mid-rent homes, the points system sets a maximum rent. If you have lived there for less than six months, the Huurcommissie can assess the starting rent. Never offer a rent your income or budget does not support.

RNI (Non-residents Records Database). If you will stay in the Netherlands for less than four months, you can register as a non-resident in the RNI instead and still get a BSN.

Verhuurdersverklaring (landlord's reference). A statement from your current or previous landlord confirming that you paid rent on time and left the home in good order. Some agents ask for one. If you have not rented in the Netherlands before, ask whether a reference from abroad or proof of rent payments is acceptable.

Werkgeversverklaring (employer's statement). A form or letter from your employer confirming your salary, position, contract type and start date. Landlords often ask for one alongside payslips, especially if your job is new. See our rental documents checklist.

Rent sectors

The points a home scores in the points system decide which sector it is in. The 2026 thresholds below come from the government's step-by-step plan for tenants.

Huurtoeslag (rent benefit). A monthly contribution from the government towards your rent. Official conditions include being 18 or older, being registered at the address, living in a self-contained home in most cases, and holding a valid residence permit if you are not Dutch. Your income and assets must not be too high. The asset limit is €38,479 for a single person on 1 January 2026. From 2026 a high rent no longer rules you out, but the benefit is calculated on basic rent up to €932.93. Use the Dienst Toeslagen trial calculation before you count on it.

Middenhuur (mid-rent). Homes with 144 to 186 points, with a basic rent above €932.93 and up to €1,228.07 in 2026. The points system sets the maximum rent for contracts signed from 1 July 2024, and those tenants can go to the Huurcommissie. Amsterdam, for example, requires a housing permit with income limits for these homes.

Sociale huur (social rent). Homes with up to 143 points and a basic rent of up to €932.93 in 2026, mostly let by housing associations (woningcorporaties). In 2026 at least 85% of available association homes must go to households earning up to €51,537 for one person or €56,910 for more than one (in Dutch).

Vrije sector (free sector). Homes with 187 points or more and a basic rent above €1,228.07 in 2026. Landlord and tenant agree the rent freely, and the landlord sets its own income requirement. Annual increases are still capped (see huurverhoging). Our rent prices pages show median advertised rents by city.

Woningwaarderingsstelsel or WWS (points system). The national system that scores a home on size, energy label, facilities, WOZ value and more. The total sets the maximum basic rent for social and mid-rent homes. Try the Huurcommissie's Rent Check to estimate a home's points, and compare the result with the points calculation attached to your contract.

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