1. Housing
It is incredibly difficult to find a room in Amsterdam and all over the Netherlands. If you haven’t found a house before your studies, it’s wise not to study here. This sounds crass, but no one is going to arrange a room for you, and you risk becoming homeless.
To find a house, you do need to choose safe options:
– Check brokers through reviews from the Chamber of Commerce (CoC).
– Avoid ads asking for large deposits without a viewing.
The easiest way to find a room as an international is through groups on facebook, or by renting a flat with a friend. This is often expensive and difficult. It is highly recommended if you take this route to present yourselves as a couple to the landlord.
Platforms like Kamernet and room.nl often have long waiting times, so ideally sign up more than a year in advance. Websites such as studentexperience, ourdomain,ourcampus also offer options, but be aware of the waiting time.
In addition, you can register with the council via Woningnet, especially if you have an income of up to around €45,000. For rents up to around €678, lower incomes have priority. It is always wise to register with Woningnet for the longer term. There are also special homes for young people under 27 and ‘lottery homes’, where registration time does not play a role. You can find more info on Wooninfo.
2. Rules around subletting
Subletting means that you rent a room or house from the main tenant, not directly from the landlord. You do not have a rental contract with the landlord, but with the main tenant. Subletting is not allowed without the landlord’s permission. If the main tenant’s lease ends, you do not have the right to take over, so you would have to leave the property. Do you need to leave earlier than agreed? Then you may be able to hold the main tenant liable for damages.
More information can be found here: Sublease – Legal Advice Desk.*
3. Rent problems: where can you go?
For disputes or advice on renting, you can contact various bodies. You can contact Wooninfo for help and information. The ASVA Rechtsbureau also provides support for housing and legal issues. You can also contact the Jurdisch Loket Amsterdam for legal advice.
4. What should you look out for in a lease?
When looking for a room, it is important to pay close attention. Always check the deposit, which should be a maximum of 2 months’ rent, and pay attention to whether key money is charged, as this is not allowed. Also, always ask what is included in the rent, such as service charges. In addition, it is important to know the notice period of your rental contract.
Not sure if your rental contract is legitimate? Then you can have it checked by, for example, ASVA or the Amsterdam Legal Help Desk. That way, you can avoid problems afterwards.
5. Guaranteeing
Some properties require a guarantor, such as a parent or other family member, who has a stable income. Being a guarantor means that if the tenant does not pay the rent, the landlord can recover the rent from the guarantor. This provides extra security for the landlord. This is not necessarily common in Amsterdam, but it can occur.
6. How to recognise a scam?
- What to look out for on sites?
Pay attention to fees! Rule of thumb: if you have to pay money to respond, the site is often unreliable. Many sites require an expensive paid subscription, sometimes up to €40 a month, to respond to properties. These types of platforms often use web scrapers to copy ads from other sites. This gives the impression that there is a rich supply, when in reality you will get no response to most ads.
Moreover, the cost is usually on you and not the landlord, which also attracts other scammers. While there may be genuine properties on such sites, the offer is often much smaller than it seems.You can use a web scraper yourself to search the internet for housing offers, thus avoiding reliance on unreliable sites. For an example of a tool that can help you do this, click here.
- Check website security.
Some scammers use a URL that closely resembles a trustworthy site. Always check that there is a lock in the URL bar and search for the website via Google rather than entering the URL manually.
- What should I look out for in an ad?
- If it’s too good to be true… It often is. Beware of websites with extremely low prices or luxury properties offered far below market price.
- Look for identifying information. Check if the landlord can provide contact details, a registered address or proof of identity. Verify these details online or via the Land Registry (€3.35 per search). Do not blindly assume that supplied information is correct.
- Check images. Use Google Images to check that the photos are not copied from other ads. If the same photos appear elsewhere, this is a warning signal.
- Arrange viewings. Make sure you have seen the property yourself or that someone you trust has done so. Also check that the key handover takes place in person and at the property. Without a viewing or personal key handover, you are at great risk.
- Registration possible? A legitimate rental property allows you to register at the address. If this is not possible, chances are the property is being rented out illegally.
- Recognise manipulation tactics. Scammers often push for quick decisions, such as unrealistic deadlines or immediate transfer of deposit and rent. Always take the time to read the contract calmly.
- Checking fees. Asking for a deposit is normal, but always ask for proof of payment. Additional charges, such as administration, advice or key fees, are often unreliable. Avoid making cash payments and be alert to foreign bank accounts. If you pay, make sure it is through a traceable method and always ask for proof.
- Be careful with your ID. Remove your BSN number when providing a copy of your ID. For example, use the government’s app to do this securely. An unprotected BSN number can lead to identity fraud.
What if you have been scammed? Have you been scammed or suspect you are a victim? Report it to the police immediately. You can also report to Stichting Woon! via Meldpunt Ongewenst Verhuurgedrag.
