When you have signed a rental contract, it is final. However, if there are any issues in the contract that are against the law, the law is always binding. If you think this might be the case, it is best to seek legal advice. You should, of course, discuss the issues with your landlord and see if he is willing to change the contract.
Month: January 2018
I have some issues and contract disputes with my landlord on the room/house that I am renting. Can ACCESS provide me with some legal advice or is there a legal authority that I can go to or consult regarding these issues?
ACCESS cannot offer legal advice directly. However, the following organisations can assist you concerning disputes with your landlord:
- Fair rent commission (Huurcommisie): this is an independent organisation that mediates differences between you and the landlord about maintenance, rental price and costs of additional services. You can visit their website on www.huurcommissie.nl (in Dutch only) or contact them for free and in English. Their telephone number is:0800-4887243 (free of charge). The huurcommissie deals with issues between tenant and landlord only for for social housing.
- Dutch Legal Desk (Het Juridisch Loket): this is a legal desk that helps you with legal questions including those about property rentals. You may contact them via their website Juridischloket.nl (in Dutch only, not always available) or call them at 0800 8020 (free of charge)
- !WOON: this is an independent not-for-profit organisation. It offers free advice and support on tenancy rights if you live in Amsterdam, Aalsmeer, Amstelveen, Diemen, Haarlem or Zaanstad. You can visit their website on www.wooninfo.nl/english.
- Your municipality. All municipalities have a point of contact for tenants who have issues with their landlord. If it turns out that your landlord asks more rent than allowed, the municipality is obliged to take action, e.g. a fine or a warning.
If you need a list of lawyers in your area who could offer you legal advice, please contact the ACCESS Helpdesk here
What costs are involved in buying a house or apartment?
It pays to visit a bank or mortgage broker for free advice before you start considering buying property to get an idea of the total costs involved. In general, about 10% of the purchase price will be needed on top to pay for various taxes and fees:
- Hypotheekkosten (mortgage fee): around 1%
- Taxatierapporten (valuation/appraisal costs): if a mortgage is needed. Costs between 300-1,000 euros
- Makelaarkosten (real estate agent fees): not always involved but if it applies, costs vary between 1-2 percent of the price of the property
- Notariskosten: the notaris (notary) is needed to register the sale and the mortgage. It is usually between 1,000-3,000 euros
Note that the deposit on the property is 10% of the purchase price, paid six weeks after the purchase agreement has been signed. This may be replaced by a bank guarantee issued by a Dutch bank.
Which law of inheritance is valid if my partner or I should die during our stay in the Netherlands? The Dutch law or the law of my home country?
In the Netherlands, you can determine who your heirs are in a will and, in principle; the inheritance is divided according to this will.
If there is no will, the inheritance law will determine who the heirs to the person’s estate are. In general, if the deceased was a resident of the Netherlands, the Dutch inheritance laws are applicable, even if the deceased was a non-Dutch national.
As this is a more complicated matter, it is best to seek advice from a lawyer who is specialised in international law of inheritance.
In the absence of a will, who inherits under the Dutch inheritance law?
Four categories of heirs are recognised in Dutch law: spouses or registered partners and children have priority entitlement to an equal share of the estate, followed by siblings, parents and nephews and nieces, and then by grandparents and great-grandparents, respectively. Relatives within each of these categories are only eligible to inherit property if there are no eligible relatives within the preceding category.
Each beneficiary can refuse the right of inheritance. This will likely be the case if there is a negative estate caused by debts.
It is also possible to accept an inheritance under benefit of inventory (beneficiair aanvaarden). If you accept an inheritance under benefit of inventory you are not liable for any debts, not even if you have enough assets to settle them. But you cannot dispose of the estate until it is certain that all the debts have been settled.
If the spouse and children were the heirs, the spouse would receive all assets and debts of the deceased person’s estate, and the children would have claim on their inherited portion. When the children reach the legal age (18 years old), they would be entitled to handle their inheritance on their own, but as long as they are minors, their living parent would be the legal supervisor.
Partners living together without a registered partnership do not qualify for inheritance, even if they have signed a cohabitation contract in the presence of a civil law notary.
Who would take care of the children if something were to happen to both parents?
If your children are minors, living here in the Netherlands and both of you die, then a legal guardian will be appointed by the Dutch court according to either a wish by the parent(s) stated in a will/deed or filed by them with the Gezagsregister (Dutch custody register).
This law will apply from the day you move to the Netherlands and become a resident. If you are not married, live together and have children, a will and a co-habitation agreement are recommended.
You can appoint a guardian in a deed drawn up by a civil law notary or in your will or by registering your choice of guardian at the Dutch custody register. The guardian who could be a family member or someone else is the person who has authority regarding minor children and he/she raises them and represents them. He/she also administers the children’s inheritance, but in case you think that this person doesn’t have the required expertise, you can appoint an administrator. You can also appoint an executor who will take care of winding up the estate on behalf of the heirs (e.g. taking care of the funeral, paying taxes, selling the house, etc.).
Do I need a residence permit to live and/or work in the Netherlands?
If you want to stay in the Netherlands for longer than three months and you are not an EU/EEA or Switzerland citizen, you need to apply for a verblijfsvergunning (residence permit).
To obtain a residence permit, you will need to contact the Immigration and Naturalisation Service (Immigratie- en Naturalisatiedienst – IND). Please note that the requirements for a residence permit are dependent on your personal situation and circumstances. You will also find details on: ind.nl/en/stay-or-live-in-the-Netherlands.
Diplomats and international organisations’ employees obtain a special residence document, which is issued by the Ministry of Foreign Affairs (Ministerie van Buitenlandse Zaken). These are for people who are working on Dutch soil as a diplomatic or consular official, or who are employed at an international organisation. They enjoy a special ‘privileged’ status, are not considered foreigners under the auspices of the vreemdelingenwet (immigration law) and are entitled to a special residency status by law. Check out the protocol guide for international organisations published by the Ministry of Foreign Affairs.
Do I need a work permit in the Netherlands?
Whether you need a work permit depends on your residency status and nationality. Dutch work and residence permits are closely linked so your reason for moving to the Netherlands – for example, as a highly skilled worker, employee, student or family member – will determine what kind of permit you need to legally work in The Netherlands. More information can be found on the section ‘Work permits‘ of the ACCESS FAQ’s.
Should I buy or rent a house or apartment in the Netherlands?
You may consider the following points before deciding to buy or rent a house:
- The length of your stay: for a short period, it may be best to rent a house/apartment because of the costs associated with buying (approximately 6-7% of the purchase price) and potential renovation costs
- Your budget: if you wish to buy, the bank will consider your income and assets to determine your maximum mortgage amount
- Tax returns: depending on personal situation and taxable income
I want to rent or buy a property. Can you advise me how to find one?
The safest, most efficient way to find a rental property or to buy a house in the private market is to use the services of a makelaar (real estate agent) with experience in helping expats to find one for you. Visit several agents to get a feel.
You can start by contacting the NVM – Nederlandse Vereniging van Makelaars (Dutch Association of Estate Agents) on www.nvm.nl/overnvm/about (only a few pages in English, more information in Dutch).
NVM’s property site Funda.nl contains information about the houses in the various provinces; details can be selected by city, neighbourhood, building period, property type, size and price range. Here you will find both properties to rent and to buy (rent is called ‘huur’ and to buy is called ‘koop’)
If you need a list of estate agents in your area, please contact the ACCESS Helpdesk.
Check HousingAnywhere for accommodation in:
Utrecht: https://housinganywhere.com/s/Utrecht–Netherlands
Rotterdam: https://housinganywhere.com/s/Rotterdam–Netherlands
Amsterdam: https://housinganywhere.com/s/Amsterdam–Netherlands
The Hague: https://housinganywhere.com/s/The-Hague–Netherlands
I need to find temporary accommodation for my family. Is it possible to find a short-term rental property in the Netherlands?
You can find short-term rentals with a minimum term of one week to a maximum of six months. They are nearly always fully furnished.
On arrival to the Netherlands, you need to register with the municipality. It is advisable to check with the landlord if he will allow you to register at this address. Otherwise, you can inquire with your employer if you can use their address for registration.
What is the difference between a short-stay apartment and a hotel room?
In comparison to a hotel, a short-stay apartment may offer more comfort, more space and more privacy with lower rates. Short-stay apartments are a great solution for:
- flexible workers who are working on a project for weeks or months
- accommodating friends and families who are visiting
- new arrivals who first want to explore the city before renting long term
- a temporary stay while renovating or moving