Housing
Renting a house Sponsors
Buying a house or apartment
Renting a house For example, a landlord cannot simply evict you from
Essentially, there are two types of rental markets in the your home. If you do not manage to come to an
Netherlands: public housing (sociale huurwoningen) and agreement with your landlord, the tenancy contract
the private sector (‘free’ sector, vrije sector). If you are can be terminated in court.
planning a short-term stay in Leiden (under three
years), renting is your best bet. After all, rental contracts When drawing up a tenancy contract, you are free to
can easily be changed and you are spared determine its content as long as it does not conflict
the inconvenience of major repairs or maintenance. with Dutch Civil Law (burgerlijk wetboek). If you suspect
that the content of your tenancy contract is not in
The Dutch housing sector is the largest one in accordance with the law, do not hesitate to take action.
Europe, its majority is owned by private, non-profit
housing associations. These rental residences When renting a house, it may be useful to be aware of
are reserved for lower income groups, with a maximum the following facts:
rent that is restricted by law. In 2007, the maximum
rent was set at €621,78 per month. Since • As a rule, a landlord will ask you to pay a month's
public housing has a waiting list of 5 to 10 years, public rent in advance. A real estate agent will generally
housing is not a favourable option for expats. ask a fee of a month's rent plus 19% taxes.
A more realistic option is to rent property in the private • If a previous tenant has made additional im-
sector. Private rental accommodation is not subsidized. provements (e.g. carpets) to a property, they may
In most cases you will need a residence permit in order offer to leave them in the house against payment. If
to be able to rent a private sector house. Although you decide not to pay for the additional im-
renting in the private sector is more expensive than provements, they will be removed.
public housing, the chances are that you will find • It is illegal to charge so-called "key money" (sleutel-
a place to live considerably faster in the private sector. geld). If the departing tenant or landlord charges
you for this, do not pay it.
There are various organisations in Leiden which can • Major maintenance is the responsibility of
assist you in finding appropriate rental housing. A the house-owner, small repairs are down to you.
Dutch real estate agent (makelaar) will be happy to • If you are having trouble with your neighbours,
assist you in finding a suitable residence. The fee which always contact the house-owner first.
such an agent will charge is generally equal to a • The Rent Tribunal (huurcommissie) is an inde-
month’s worth of rent. You will find real estate pendent organisation which can be of assistance in
agents on the Yellow pages website (Gouden Gids). the event of a conflict between you and the house-
owner.
Always make sure you read a tenancy agreement
carefully before signing it, as six months into the Buying a house or apartment
contract, many of your rights could expire. Check your When you become a house-owner in the Netherlands,
rental payments in the first six months. Should a you will be entitled to claim certain financial benefits. If
problem occur, bear in mind that the Dutch law has the house which you have bought is your primary
many rules that protect your rights as a tenant. residence, your mortgage (hypotheek) interest payments
Housing
will be subject to tax deductions and even the expenses Presale Agreement/Contract of Sale, it must be
for the notarial deed etc. are tax deductible. Moreover, drawn up by a lawyer and signed by both the buyer
if you rent a house and your employer pays the rent or and seller of the property. You are allowed a 3-day
contributes to it, this is taxed as a benefit. If you’re cooling-off period during which you may still
considering buying a house, it is advisable to meet with withdraw from the agreement. When this period
a mortgage advisor at your bank or an agency first, in has expired, you may risk a penalty of 10% of the
order to make a realistic estimation of the price class asking price if you pull out of the agreement.
which is most suitable in your particular situation. • Generally, the additional expenses of buying a
home will be around 8% of the purchase price.
You can contact a real estate agent to keep you Banks may lend you a sum of money the equivalent
informed of suitable properties which are for sale, of up to five times your annual salary if you meet
to arrange viewings and for practical advice. Such an the following conditions:
agent's commission will usually lie between 1 and 2% of - You have a valid residence permit.
the purchase price, plus VAT (BTW). Recommendations - You have lived in the Netherlands for at least five
from friends and colleagues who have recently bought years.
a house are always a good starting point. Addresses of - If self-employed, you are able to produce your
real estate agents can be found in the Yellow Pages company's financial records of the last three years
(Gouden Gids). Estate agents regularly publish properties and you are able to prove future potential
which are for sale on the major property websites. earnings.
• You will find a wide variety of mortgages
When buying a house, it is important to be aware of the (hypotheken) on offer but as an expat, it is advisable
following facts: to do your homework and consult with friends or
family for recommendations in order to choose the
• For properties advertised as KK (buyer costs, kosten ideal format.
koper), you will be obliged to pay the ad- • When it comes to the actual purchase, you will be
ditional expenses such as the services of an estate asked to provide a property valuation report
agent, transfer costs etc. On average (taxatierapport), which is usually arranged by a
these expenses will comprise of 8 to 10% of the valuer (taxateur) who will charge a fee.
house price. If a house is advertised as "vrij op • To conclude the sale, both parties must sign a
naam", this means that all expenses are included in transfer contract (akte van levering). Ordinarily, this
the price. contract will be in Dutch, therefore it is advisable to
• During your negotiations for buying a house, the arrange for an interpreter in advance if you feel this
seller's estate agent is still permitted to receive is necessary. Upon completion, the lawyer will
other parties for a viewing of the house. The estate inform the Land Registry (Kadaster) and you
agent will generally act in the best interest of the should receive your keys within two to three
seller, bear this in mind. You may protect your months, depending on what has been agreed upon.
interests by hiring your own agent or gaining
advice from a friend who knows the system. If a problem concerning your home should occur, a
• Base the price which you are willing to pay for a legal expenses insurance policy could offer a
house on the market value of the property, not the solution (rechtsbijstandsverzekering).
asking price. Make sure your proposition for a
price is made, subject to the condition that you will
be able to arrange financing within a certain period
of time. The written agreement is known as the