Questions you might have

We are happy to visit you to determine the rental price. To give advice, we look at a number of factors, such as the condition of the home, amenities, location and competitive rental offer in your area. Based on these findings, we will give you well-founded advice.

It’s a government scoring system that calculates the maximum rent you can charge. If your property scores low, it may be capped as social housing or middle sector housing. Read more about the point system on our blog.

It is wise to have a score drawn-up, to avoid any surprises. You can get a close estimate via the government website of the rent assessment commission but you can also let us request it via our trusted partner. You will then receive a valid formal report. This service comes at an extra charge.

Yes, you are legally obliged to hand over the energy label to the tenant. The energy indexation will be taken into account when drawing up the score. We can arrange this at an extra charge.

Annual rent increases are capped. For private sector (liberalized) properties, increase is limited to inflation + 1%.

New “mid-rent” rules (Wbh law starting July 2024) also define limits—e.g., up to 7.7% for mid-range properties.

From the Amsterdam Association of Rental Agents different model leases are offered, which can be used in different situations. The models each have advantages and disadvantages. Of course, we will discuss this in detail and advise you on the right contract for your situation.

Yes, most mortgage contracts specifically state this. We strongly advise you to report this. If the house is not your primary residence and is purely an income-generating investment, the mortgage can be converted into an investor’s mortgage. This also applies to short term rentals.

Legally, for the first 3 months, expatriates are allowed to register at the postal address of their new employer. Within these 3 months, they must register with the municipality in their permanent rented accommodation by means of a tenancy agreement.

The rule within the municipality of Amsterdam is that only 2 adults are allowed to register. If you want to rent out your home to more than 2 adults, the municipality may refuse registration on the basis of this rule. Residential areas with more than 2 adults are only allowed if there is a permit for this.

If you are moving within the Netherlands, you do not have to deregister from your old address as the system automatically updates your records as soon as you register to your new address. It is important to register to your new address within 5 days of moving, otherwise you can risk getting a fine or administrative issue.

If you are moving out of the country, you have to deregister from the property.

The maintenance of the rental home is divided between the landlord and the tenant. The landlord takes care of the major maintenance. The tenant takes care of the small and daily maintenance. The Dutch government has written a decree with all the rules. Download this document for a clear overview.

Our rental agreements state that you have the right to visit the property a number of times a year. Naturally this must be arranged in advance. You may not enter uninvited. One option, for example, is to require cleaning sessions every fortnight. The cleaner will then be able to keep the house tidy and at the same time report any irregularities to you.

Homeowners with a mortgage in the Netherlands, are obliged to have building insurance. If you are renting out furnished accommodation, we recommend you also arrange an inventory insurance (especially for landlords). Please note that this is not the same as home contents insurance; as the insurance covers damages in a rental situation, it is slightly different. We can advise you with regards to a suitable insurance company.

Yes. If you rent out your own home, part of the rental income is taxed in Box 1. If you rent out a second home or investment property, it is usually taxed in Box 3 (wealth tax on the property’s value, not on the actual rent).

The WOZ (Waardering Onroerende Zaken) value is the official government-assessed value of the property. It’s important that you have a valid WOZ valuation. If the tenant approaches the rent assessment committee and the WOZ valuation is not available at the commencement of the tenancy agreement, it will be undervalued. There is a good chance that the tenant will receive the benefit of the doubt, which could be quite unpleasant financially.

No, OZB is for the owner and may not be charged to the tenant.

Once you are registered, the following local taxes will be charged to the tenants:

• Waste collection tax (afvalstoffenheffing)

• Sewage charges (rioolheffing) – sometimes billed to the tenant

• Water board charges (waterschapsbelasting) – for water management and treatment

We always recommend that the tenants arrange their own contracts with the various suppliers. In the event of non-payment, the owner will then never be held liable and there is no need for subsequent calculation. As a service, we help the tenants connecting their utilities at no extra charge.

Many preparations are necessary to prepare a sale. First, one of our brokers will draw-up a sales advice and prepare a visitation schedule for viewers. All aspects of the property are then researched: environmental, technical, price/market etc. A complete file is subsequently created with all details and ins and outs of the property. This also includes a styling advice for the sale. Your property can then be put on the market.

The house will go to market based on everything in the sales advice. Your house will be styled, and various marketing materials will be created such as a brochure, photographs, a good description of the house and the area. Advertising text will be drawn up and upon agreement with you, we will publish your house on various online platforms such as the popular Funda (www.funda.nl)

How long the process takes depends on many factors. This could include supply and demand, marketability of the home, the technical condition of the home, accessibility of the home, and price. We’ve sold houses within a week but if there is a poor balance between factors it can take much longer. To know whether these various factors of your home are in balance, you can schedule a no-obligation appointment with one of our estate agents.

After a no-obligation intake and receiving the necessary documentation, we can provide a sales approach and quotation. If these are approved, the sales process can be set in motion quickly.

In our experience, a house is best advertised furnished. This way, the spaciousness of a home can be presented properly. This is especially important for a first impression. Naturally tastes differ; you can count on our experienced stylists and brokers to provide appropriate advice regarding how the property can best be offered.

It all depends on your nationalities (single or family) and the country you are traveling from. (part of EU or non-EU and EU Nationals or not EU Nationals)

1. You are coming from an EU country but not an EU passport holder – you will then need to apply for a permit or get your company to sponsor your residency should your arrival is linked to a local Dutch contract. Urban Homies can assist you with the formalities and put you in contact with our preferred immigration partner.

2. You are an EU passport holder. You do not need to apply for a permit. You are planning to stay less than 4 months, then you do not need a permanent address and you can register at your temporary address and be listed. However, if you are relocating for longer than 4 months, long term, then you will need a permanent address which allow registration. Urban Homies can assist you with the formalities.

Whether your move to the Netherlands is part of a long-planned project or a short-term opportunity, Urban Homies can help you create a tailored relocation plan and guide you through every step of the process. Timelines for immigration, registration, and school enrollment may vary depending on your nationality and country of origin.

Amsterdam and its surroundings are highly sought-after locations, and we can help you identify the neighborhoods that best suit your lifestyle and preferences. Please contact us for more information.

Relocating to a new country can be exiting and full or unexpected surprises if not well prepared.

The costs of relocation depend on who is paying and what is included in the package. Some companies offer comprehensive relocation packages, which may cover flights, moving of personal furniture and belongings, storage until a suitable home is found, temporary accommodation, and agency assistance throughout the process. These are often referred to as relocation packages or allowances.

If you choose to handle your move independently, costs will vary based on the size of your family (for immigration purposes, see the previous FAQ), the length of your stay in temporary accommodation, and registration fees for the municipality and schools. In Amsterdam, the average nightly rate for temporary accommodation is at least €210, and many aparthotels require a minimum stay of 20 to 30 days. You should budget for additional nights if needed, as well as agency fees, deposit, and the first month’s rent.

School costs depend on the institution you choose. Popular international schools often have waiting lists and require an assessment of your child’s academic level.

Please contact us for more information.

Before or during the process of recruitment, there might be an opportunity to start a conversation on ‘Relocation assistance’. Needless to say, that getting the help of a professional with your relocation such as Urban Homies will ease the move and guarantee a soft landing. The companies in the Netherlands are aware of the housing situation and most of the time they just need a reminder that getting the assistance of a professional will help them and their new employee and family to settle and quickly get to work. At Urban Homies we can provide a quote for companies who might need more than one relocation from abroad and ensure the process of recruiting employees from abroad goes smoother. Please contact us for more information.

One of the most common questions when relocating long-term to a new country is whether to rent or buy.

At Urban Homies, we guide you through both options. Together with trusted financial advisors, we help you explore whether investing or renting suits your situation best. You may want to experience life in a particular neighborhood in Amsterdam—or one of its surrounding cities—before making a long-term commitment. Perhaps proximity to a school for your children is your priority for now, with the option to invest elsewhere later.

Whatever your needs, our team at Urban Homies is here to support you every step of the way. Contact us for more information.

The rental market in Amsterdam has become increasingly challenging in recent months. Properties within specific price ranges and locations are scarce, competition is intense, and even securing a viewing can be difficult—let alone making a successful offer.

At Urban Homies, we guide you through every step: analyzing the market, assessing the competition, helping you secure appointments, and accompanying you to viewings. We ask the important questions you may not have considered and support you in making the right decision.

You don’t have to navigate this process alone. Contact us for more information.

Registration is mandatory in the Netherlands. You need to obtain a social security number called BSN (Burgerservicenummer) to enable you to open a back account, register at a doctor, get paid, and start paying your taxes… In some cases, accommodation will not allow registration. This is why getting the assistance of Urban Homies will prevent you from getting committed to the wrong contract with restricted conditions. We will check the reliability of the owner of the property, ensuring renting the property is allowed by the authorities. Please contact us for more information.

There are two main types of contracts, plus a short-term accommodation type. The most commonly offered is called ‘Indefinite contract ‘– This contract has no end date. Most of these contracts include a minimum period, also known as a minimum fixed term, that normally lasts from between 6 to 12 months. This means you cannot terminate the contract until the fixed period has ended. After the minimum period you can terminate the contract whenever you like, as long as you observe the minimum notice period outlined in the contract. (usually one calendar month)

The other type is called ‘Fixed contract’ also known as ‘Rental agreement for a definite period’. These contracts are usually for period between 6 to 24 months. They are often chosen by owners who have a temporary job or life assignment elsewhere and would like to rent their home whilst they are away. You cannot choose your type of contract and you need to accept the conditions. As of July 1^st 2002, the government has put in place a series of conditions to restrict the Indefinite Rental contract Law. Contacting Urban Homies will help you to understand better and apply the best model to your personal circumstances and needs. Please contact us for more information.

Getting the assistance of an agent such as Urban Homies, will make easy to secure visits and get opportunities. During the visits we will represent you and can share pictures/videos. You will also get full feedback on the property such as energy label, orientation, neighborhood and logistics. You do not need to be physically present but it is vastly preferred. Please contact us for more information.

Urban Homies works with a wide range of partners for furniture rentals and can assist you in identifying your needs and obtaining a quote. If you prefer to purchase your own items, we recommend the following (non-exhaustive) list of online shops that offer delivery: Ikea.nl, Bol.com, Leen Bakker, Amazon.nl, Fonq.nl, LaRedoute.nl, Jysk.nl, and SofaCompany.com. For appliances, consider Coolblue, Bol, and MediaMarkt, which provide fast delivery, installation, and warranty services.

There are also many options for second-hand furniture, often available on Marktplaats or through local Facebook groups. Whatever your preference, please don’t hesitate to contact us for more information.

If you have been granted a 30% tax benefit, then this can help you and your finances to apply for objects to rent. There a very specifics requirement to apply for this which we can explain to you. Please contact Urban Homies for more information, and we will put you in contact with our tax partner.