Review the contract type, the rent, the deposit and the notice rules
Since 1 July 2024, most newly agreed home-rental contracts are onbepaalde tijd, meaning they run for an indefinite period. A temporary contract is allowed only if a legal exception applies. Before you sign, look at the contract type, kale huur (basic rent), servicekosten (service costs), points and notice period. If the contract was agreed from 1 July 2023 onward, the deposit cannot be more than two months’ basic rent.
This guide is about a huurcontract (rental contract) for a home or room in the Netherlands, whether you are about to sign, currently renting or moving out.
Determine which contract type you have
Compare the date you agreed the contract and its clauses with the categories below. Under the Wet vaste huurcontracten (Fixed Rental Contracts Act), indefinite contracts became the default from 1 July 2024. Labels such as 'temporary' or 'free sector' on a contract do not determine your rights.
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| Contract | When it applies | How it can end |
|---|---|---|
| Onbepaalde tijd | The default for most new residential contracts agreed from 1 July 2024. | You give valid notice. Your landlord needs a legal ground. If you object, a court must decide whether to end the tenancy. |
| Temporary exception: up to two years | You must fit one of the exceptions in the Rijksoverheid (Dutch government) temporary-contract rules. See the exact legal conditions below. | Your landlord must send a written end reminder 1 to 3 months before the end date. You can give notice earlier. Your landlord cannot end it early. An extension becomes indefinite. |
| Temporary contract agreed before 1 July 2024 | The old limit was two years for zelfstandige woonruimte (a self-contained home), or five years for onzelfstandige woonruimte (accommodation with shared essential facilities). | The old rules still apply. Check the end date and written reminder. An extension becomes indefinite. |
| Doelgroepencontract (target-group contract) | Examples include a campuscontract (student tenancy), or a contract for young people, older people, people with physical disabilities or large families. | The target-group contract rules set specific grounds for ending the tenancy. This is a separate contract type from a two-year temporary exception. |
| Other fixed arrangement | For example, tussenhuur (intermediate rental) with a diplomatenclausule (clause for the landlord or an earlier tenant to move in). The contract must say that the landlord or earlier tenant will live there after the agreed rental period and that you must leave then. That person must still intend to live there. Another example is a fixed contract longer than two years. | For tussenhuur, your landlord must give valid notice. If you object, a court must decide whether to end the tenancy. Check the exact clause and get advice before planning an early departure. These arrangements can exclude early notice. |
For a new temporary exception contract of up to two years, at least one of the eight legal categories must apply. The Besluit specifieke groepen tijdelijke huurovereenkomst (decree on temporary-contract exceptions) sets out the conditions. The first four categories relate to study, building work or housing support:
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| Situation | Who qualifies |
|---|---|
| Study | A person temporarily living in another Dutch municipality for study, or a student from abroad studying in the Netherlands. |
| Building work | A tenant who must leave their home temporarily because of urgent building work or renovation. |
| Shelter or social emergency | A person leaving social shelter, or facing a social emergency with a demonstrably urgent need for housing. |
| Second chance | A tenant whose earlier tenancy ended for serious nuisance through a court decision, or by agreement after the landlord threatened court proceedings and eviction for nuisance was very likely. |
Under the separated-parent exception, at least one child has to be younger than 18. The island-work exception is available on the five islands listed below:
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| Situation | Who qualifies |
|---|---|
| Bereavement | A bereaved person whose main residence was the home when the tenant died and who cannot legally continue that tenancy. The decree sets no age limit for this exception. |
| Parents living apart | A parent of one or more children under 18 who no longer shares a lasting household with their other parent and wants to keep living near the children. |
| Island work | A person who needs temporary housing for work on Ameland, Schiermonnikoog, Terschelling, Texel or Vlieland. |
| After asylum reception | A statushouder (asylum residence-permit holder) moving directly from a COA (Centraal Orgaan opvang asielzoekers, asylum reception agency) reception facility while awaiting permanent housing from the municipality. |
Ask your landlord to indicate which exception applies in your case. The legal conditions above override any shortened government summary. A July 2026 rental-contract consultation proposed other contract options. When you check your contract, apply the rules that are already in force.
Review the written terms before you sign
If the agreement was made from 1 July 2023, the landlord has to put the tenancy in writing and provide written information about your rights. These obligations come from the Wet goed verhuurderschap (Good Landlordship Act). In the contract, its attachments and the check-in report, verify all of the following details:
- The names of landlord and tenant, the address, the start date, the contract type and any valid end clause.
- The basic rent stated separately from the monthly advance for service costs.
- The deposit amount, the record of payment and the account for repayment.
- The woningwaarderingsstelsel (WWS, housing valuation system) points and the maximum basic rent.
- The calculation and date for any rent increase.
- A signed inventory and condition report, including meter readings and photographs.
- Rules about access, repairs and complaints, plus contact details for the municipal reporting point.
For new contracts from 1 January 2025, landlords must supply a WWS points calculation.
As a rule, your landlord needs your consent to enter your home. An urgent emergency is an exception. If the access rules are not included, request them in writing.
Review the basic rent and the WWS points
The WWS connects points for housing quality to a maximum basic rent. Floor area, energy performance and facilities are counted.
Use the Huurcommissie (Rent Tribunal) Huurprijscheck (rent check) for the type of accommodation you have. A room must be checked differently from a self-contained home. The figures below are for 2026.
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| Living space | Correct check | What to remember in 2026 |
|---|---|---|
| Zelfstandige woonruimte: own entrance, kitchen, toilet and bathroom | Self-contained-home rent check | The 2026 points table gives €932.93 per month at 143 points and €1,228.07 at 186 points. Your sector also depends on the contract date and starting basic rent. |
| Onzelfstandige woonruimte: a room with shared essential facilities | Room rent check | Rooms have a separate regulated points table. The 143- and 186-point thresholds apply to self-contained homes. |
| Caravan or pitch | Caravan or pitch rent check | These have their own points table and regulated maximum rent. |
Different rules may apply to contracts agreed before 1 July 2024. Keep the first contract, the initial rent and the points calculation. The guide to Dutch rent limits and the points system explains how to dispute a rent that is too high.
To request a starting-rent assessment, apply to the Huurcommissie within six months after the tenancy begins. If the rent is lowered, the reduction applies from the start. For temporary exception contracts agreed from 1 July 2024, its guidance counts six months from the signing date. If you signed before moving in, check that date as well.
An older temporary contract agreed before 1 July 2024 and lasting up to two years has a longer deadline: six months after it ends. Later checks of regulated rent can still lower future rent. As a rule, they do not recover overpayments back to the start.
Keep service costs separate from basic rent
Your landlord may charge only actual service costs that are permitted and may not profit from them. Compare the monthly advances you pay with the annual statement. That statement must list the costs, your share and whether you owe money or get a refund. You must receive it by 1 July every year.
If the figures are unclear, ask for the underlying invoices. Check whether heating, electricity and other utilities are paid through the landlord or directly to a supplier. If the contract states one combined rent without separating basic rent and service costs, ask the landlord to split it. The phrase 'all inclusive' by itself does not show whether heating, electricity or cleaning is included.
Document the deposit and the condition
For contracts agreed from 1 July 2023, a waarborgsom (deposit) cannot exceed two months’ basic rent. For contracts agreed earlier, the cap is three months’ basic rent. For instance, a new contract in 2026 with €900 basic rent and a €100 service-cost advance has a maximum deposit of €1,800. The service-cost advance is not included in the cap.
If there are no deductions, your landlord must return the deposit within 14 days after the tenancy ends. If permitted deductions apply, your landlord must provide a complete written cost statement and pay the remaining amount within 30 days. The official deposit rules set these deadlines.
Deductions are allowed for only four costs: unpaid rent, unpaid service costs, damage for which you are responsible, and an unpaid energieprestatievergoeding (energy-performance fee). Normal wear and damage caused by poor maintenance by the landlord are excluded.
Follow these steps to document your payment and the home’s condition at the start:
- Pay by bank transfer and retain the contract, invoice and proof of payment.
- Take dated photographs and videos of every room, including any existing marks and meter readings.
- Have both parties sign the inventory and check-in report. A clear record from the start helps show whether damage already existed.
Use the correct notice rule
Which notice rule applies depends on who ends the tenancy and on the contract you have. To end your tenancy, send a registered letter and keep the receipt. Under the official tenant-notice rules, an email or ordinary letter is also valid if the landlord confirms receipt.
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| Who and contract | Notice rule | Limit to check |
|---|---|---|
| You: indefinite contract or qualifying temporary contract up to two years | Usually one rental-payment period, commonly one month. You need no reason. | Check the notice clause against the legal rule. Special housing and other fixed arrangements can differ. |
| You: other fixed arrangement | Early notice can be excluded. | Check a fixed contract longer than two years or a tussenhuur clause before relying on one month’s notice. |
| Landlord: indefinite contract | A legal ground and 3 to 6 months’ notice, depending on how long you have rented. | If you do not agree in writing, the tenancy continues until a court ends it. |
| Landlord: valid temporary exception | A written end reminder 1 to 3 months before the agreed end date. | An early, late or missing reminder means the tenancy continues for an indefinite period. |
Legal grounds include serious rent arrears or nuisance, urgent own use, refusal of a reasonable contract change, the landlord needing the property to carry out a valid zoning plan, and certain target-group or return clauses. Refusing a change only to the rent does not count as the reasonable-change ground. Ask the landlord to state the ground in writing and get advice before you agree to leave.
Koop breekt geen huur (sale does not end a tenancy) means that an ordinary sale leaves your tenancy in place. A narrow exception allows a former owner-occupier to end a tenancy in order to sell only if every legal condition and the required contract clause are met. Check the official landlord-termination rules and get advice if your landlord relies on this exception.
Review a rent increase for 2026
The national percentage sets a maximum; it does not raise your rent automatically. Check the contract and the notice procedure against the official rent-increase rules. Apply the limit that is in force on your increase date.
The limits below for the social sector, rooms, caravans and pitches apply from 1 July 2026. The limits for the middle and free sectors apply from 1 January to 31 December 2026. The figures below are for 2026.
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| Sector | 2026 annual limit | What to check |
|---|---|---|
| Social sector: self-contained home | From 1 July 2026: 4.1% at basic rent of €350 or more; up to €25 below €350. A qualifying income-based increase can instead be up to €50 or €100. | The euro amount replaces the percentage. The rent must stay within its points-based maximum. |
| Room, caravan or pitch | From 1 July 2026: 4.1%. | The €50 and €100 income-based increases apply only to self-contained social homes. |
| Middenhuur (middle-sector rent) | 6.1% from 1 January to 31 December 2026. | An annual-increase clause is required. A lower contractual calculation stays lower. The points-based maximum also applies. |
| Vrije sector (free rental sector) | 4.4% from 1 January to 31 December 2026. | An annual-increase clause is required. A lower agreed percentage applies; a higher one is capped. The statutory cap runs until 1 May 2029. |
Normally, your landlord may increase the rent once every 12 months. Social-sector rules permit exceptions in the first tenancy year or after a delayed earlier increase. Middle- and free-sector rules permit exceptions for specified temporary rent reductions or freezes. Rent increases after home improvements have separate rules in each sector.
Check the old and new basic rent, the date, the notice and the calculation. For a social-sector increase proposed by your landlord, written notice must arrive at least two months in advance. If a social contract instead contains an automatic annual-increase clause, get advice about the court route for disputing that increase.
For an annual increase in the middle or free sector, apply to the Huurcommissie within four months after the increase date. For example, an increase from 1 July 2026 has a filing deadline of 1 November 2026.
End the tenancy and get the deposit back
Keep evidence of the final condition and of every key you return. When you leave, follow these steps:
- Provide valid written notice.
- Agree on the final date with your landlord.
- Request a pre-inspection early enough to repair damage you caused.
- Obtain a signed final inspection report.
- Make new dated photographs and videos.
- Read the meters again.
- Keep a record of every key returned.
- Provide your repayment account to the landlord.
- If after 14 days you have received neither repayment nor a deduction statement, request the deposit in writing.
The final service-cost statement may arrive after you return the keys. Keep the contract and payment records until you have checked that settlement as well.
Find help for common rental problems
Who can help you depends on the issue. Each gemeente (municipality) has a reporting point, but local advice services and rental permits differ. Take the route that fits your issue:
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| Route | Use it for | Limit |
|---|---|---|
| Huurcommissie | Starting rent, points, many rent increases, maintenance defects and service costs, where the tribunal can hear the case. | It does not recover a withheld deposit. Its free-sector powers are more limited. |
| Meldpunt goed verhuurderschap (good-landlordship reporting point), or a local huurteam (tenant advice team) | Intimidation, unlawful charges, missing information and rent-rule enforcement. Report to the municipality where the home is. Search that gemeente’s official website for “meldpunt goed verhuurderschap” and use its reporting form or contact details. | Every municipality has a reporting point. Huurteam availability and permit rules vary. A report does not itself guarantee repayment. |
| Kantonrechter (sub-district judge) | Deposit repayment, contract disputes and termination disputes outside or after the tribunal route. | A lawyer is not mandatory, but you still need to follow deadlines and provide evidence. |
| Het Juridisch Loket (legal advice service), or a tenancy-law adviser | Advice before signing a settlement, accepting termination or starting a case. | Het Juridisch Loket gives personal help to people with a low income and limited savings. This guide gives general information. |
Put your signed contract, initial rent, WWS calculation, condition reports, bank records, and all notices together in one file.
When your home and income meet the requirements, see the huurtoeslag (rent benefit) guide. Rent benefit assists with costs, but it does not determine whether your contractual rent is lawful.
- Finding a rental home in the Netherlands
- Getting your rental deposit back
- Free and subsidised legal help in the Netherlands
Official Sources
- Rijksoverheid: Wet vaste huurcontracten vanaf 1 juli 2024 van kracht - the law that makes new rental contracts entered into from 1 July 2024 indefinite (permanent) by default
- Rijksoverheid: Moet ik een huurcontract voor onbepaalde tijd aanbieden? - permanent contracts, earlier temporary contracts, the two-year exception limit, end reminders and early tenant notice; the legal decree below gives the exact exception conditions
- Rijksoverheid: Mag mijn verhuurder een waarborgsom vragen? - the deposit cap of two months' basic rent, return within 14 days, and the only four costs a landlord may deduct
- Rijksoverheid: rules for landlords and rental agents - written contracts and tenant information, landlord access, deposits, service costs and municipal enforcement under the Wet goed verhuurderschap
- Rijksoverheid: Welke regels gelden er voor een huurverhoging? - that rent can normally rise only once every 12 months and how to contest an increase at the Huurcommissie
- Rijksoverheid: Maximale huurverhoging 2026 - the 2026 maximum rent increases: 4.1% social sector, 6.1% mid-rent, 4.4% free sector
- Rijksoverheid: Hoe zeg ik de huur op van mijn woning? - the tenant notice rules, including the usual one-month period and exceptions for some fixed arrangements and special housing
- Rijksoverheid: Mag mijn verhuurder de huur opzeggen van mijn woning? - the statutory grounds and 3-to-6-month notice for landlord termination, including the narrow conditions for sale by an owner-occupier
- Government.nl: Step-by-step plan for tenants - 2026 rental sectors, rent checks, written tenant information, service costs, mediation fees and municipal reporting offices
- Volkshuisvesting Nederland (government housing portal): Wet betaalbare huur (Affordable Rent Act) - the modernised WWS points system regulating mid-rent homes up to 186 points, in force since 1 July 2024 and enforceable by municipalities since 2025
- Huurcommissie - the tribunal’s role in rent, maintenance and service-cost disputes; its specific procedure pages below give eligibility and deadlines
- Huurcommissie: Huurprijscheck - separate online points checks for self-contained homes, rooms with shared facilities, caravans and pitches
- Overheid.nl (Dutch government portal): Wet vaste huurcontracten (Fixed Rental Contracts Act) - enacted rules for temporary-contract reminders and extensions, earlier contracts, and the narrow owner-occupier sale ground
- Overheid.nl: Besluit specifieke groepen tijdelijke huurovereenkomst (decree on temporary-contract exceptions) - the eight legal exception categories and their conditions; this legal text takes priority over shortened government summaries
- Overheid.nl: technical amendments effective from 1 January 2026 - the temporary-contract decree now refers to a COA reception facility; the other seven exception categories remain unchanged
- Overheid.nl: Wet goed verhuurderschap - written-contract and information duties, deposit return rules and the four permitted deduction categories
- Rijksoverheid: target-group rental contracts - contracts for students, young people, older people, people with physical disabilities and large families; notice and court protection
- Rijksoverheid: proposed changes to rental contracts, July 2026 - the July 2026 consultation concerns proposed contract options, rather than rules already in force
- Volkshuisvesting Nederland: mandatory WWS points - landlords must give new tenants a points calculation from 1 January 2025; municipalities can enforce regulated rent limits
- Rijksoverheid: social, middle and free rental sectors - classification by initial rent, contract date and points; own entrance, kitchen, toilet and bathroom for self-contained accommodation
- Huurcommissie: maximum basic rents for self-contained homes in 2026 - 143 points gives €932.93 per month; 186 points gives €1,228.07 per month in the 2026 points table
- Huurcommissie: starting-rent assessments - six-month deadlines, the older temporary-contract exception, and reductions that apply from the tenancy’s start
- Rijksoverheid: step-by-step plan for tenants - later rent checks concern future rent; landlords charge actual service costs and every municipality has a reporting point
- Rijksoverheid: service costs - annual statements by 1 July, utilities paid through a landlord or supplier, and splitting an all-in rent
- Huurcommissie: annual increases in the middle sector - 2026 ceiling of 6.1%, the need for an increase clause, and the four-month dispute deadline
- Huurcommissie: contractual rent increases - middle- and free-sector frequency exceptions, contractual limits and deadlines; court route for social-sector contractual increases
- Volkshuisvesting Nederland: landlord termination grounds - conditions for a diplomatenclausule, including the landlord’s or earlier tenant’s intended occupancy; sale normally preserves a tenancy; refusing a rent-only change is not a reasonable-change termination ground
- Volkshuisvesting Nederland: deposits and condition reports - deposit deductions, landlord proof of damage, condition reports and the court route; the Huurcommissie does not recover deposits
- Rechtspraak (Dutch courts): rental-dispute procedures - rental disputes before the kantonrechter and the rule that a lawyer is not mandatory
- Het Juridisch Loket - personal legal advice for people with a low income and limited savings
- Het Juridisch Loket: tenant notice - notice tied to the rental-payment period and early termination with a diplomatenclausule
- Rijksoverheid: COA official website and role - identifies COA as the asylum reception agency and links its official website
- Volkshuisvesting Nederland: municipal reporting points - municipal reporting points for landlord problems, their role and differences in local arrangements