Finding a nice place to live is always difficult. Holland is no exception - getting the right accomodation can be hard, especially in large cities.

The Rental Market
Housing options and prices in the Netherlands

Finding a place to live is not easy in the Netherlands, especially in the larger cities such as Amsterdam, Den Haag, Rotterdam and Utrecht.

There is simply not enough accommodation available to satisfy demand. Also in student cities like Leiden and Groningen, it can be very difficult. The demand for rentals is very high due to property prices; buying a house in Holland has become extremely expensive in the last few years.

Prices of rental properties have gone up over the last few years. According to a Deloitte & Touche study; prices could continue to rise until at least until 2008. Many new rental properties are being constructed, however, these are only replacing older properties that are being demolished. So be prepaired to pay a lot for a good property. For a one bedroom apartment in the centre of Amsterdam you will have to pay approximately €800/month.

On the positive side, there is good rent protection for tenants. The value of property is calculated on a points based system (number of rooms, space, central heating, etc.). Landlords needs to obey this points system for rental charges, but it is only applicable to certain (cheaper) types of property, and there usually is a long waiting list for these homes. For information on these types of property, you can contact the local Rent Commission (Huurcommissies).

How to prepare for your housing search

Finding the right place to live in Holland can be frustrating - especially when on a tight budget. The country is relatively small and densely populated - housing is expensive and scarce. This advice should help get you off to a good start.

Before you start your search

Decide how much you are able to spend and what your minimum requirements are. If your requirements are low and your budget is reasonable, you can look anywhere. However, if your budget is not high and you have many requirements, forget about looking in the city centers. Instead focus on trying to get a nice apartment on the outskirts of town or beyond. This could save you a lot of time.

Find out where the nicest areas are

You can do this by walking around, as it is a good way to get orientated and to find out where things are. Its also vey useful to ask people that have been living locally as they usually know where the nicest areas are (and where to avoid). You will be able to find cheap apartments for very reasonable prices, but they will be in areas with a lower quality of living (e.g. higher crime, etc.).

One of the great things about Holland is that is has excellent public transport. Most cities and areas are very well connected with trains, buses and trams. Get your map out and start off visiting as many places as you can. You will quickly start to get a good picture of what is available and what you want /can afford. Pay special attention to public transport options nearby for getting places, as you will find this important later on.

Appointments with a Dutch landlord

Follow the advice described below to enhance your chances of getting the landlord to let you that perfect room.

Once you've found an apartment that might be interesting, you should set up an appointment with the landlord as soon as possible. The longer you wait - even if it's only a matter of hours - the greater the chance that the apartment will be rented before you get there.

When going to an apointment, be aware of the following points:

-Be on time! The Dutch are very punctual. If you arrive late, you will probably pay your rent late as well. That's how the Dutch think. Dress well and be prepared for any questions the landlord may ask.

-Don't be scared of 1 year contracts. Even if you only intend on staying 6 months. If you like the place, sign the contract. If no notice period is mentiond in the contract, by Dutch law, you have a 1 month notice period. Thus a 1 year contract is good for a 6 month stay as well.

-Visit both during the day and at night, or ask around to see what it is like. Perfectly peaceful areas during the day can turn into unbearable residential areas at night if there are bars nearby. Likewise, a calm neighborhood in the evening may be a nightmare during the day due to traffic or construction works.

Contracts

So you've found the right place to live? Take a breath. That was the most difficult step. Negotiating the rental agreement is generally a bit easier. Nonetheless, you should still be aware of several things.

Contract: A Dutch rental contract is for an indefinate period of time, unless specifically mentioned otherwise in the contract. Be sure to read the contract carefully and ensure everything is clear.

If the contract specifies inventory (dishes, linen, etc.), make sure the items are there. In addition, check that all electrical appliances and utilities are in working order. Don't take a verbal guarantee that defective items will be fixed later, get it written down in the contract or done immediately.

Utilities: Depending on the landlord, utility expenses and community fees may or may not be included in the rent. Community fees usually cover the costs of general maintenance and sometimes one or more of the utilities. Just be sure to ask which items you will have to pay for individually (gas, electricity and water bills all add up and can end up being a large expense).

Deposit: Most landlords ask for a security deposit (Borg) of 1 month and sometimes 2 months if the flat is furnished. Anything more than this should be avoided. You also may be able to negotiate the conditions concerning the return date of the deposit or try to use it to pay the last month or two of rent.

Other guarantees: Given that Holland's legal system does not offer strong protection for property owners, it is very common for landlords to ask for additional guarantees. If you are working, a copy of a payslip ( Salarisstrook) is requested as proof that your monthly salary exceeds the rent. If you are a student, landlords may require a letter from your school to certify you have the necessary means.