DAFT Residence Permit Housing Challenges: Why Finding Housing in the Netherlands Presents Challenges for Americans Moving Abroad

By Darien Wilson

If you’ve spent time researching the DAFT - Dutch American Friendship Treaty - Residence Permit (often called the DAFT visa), you’ve probably seen social media posts calling it an “easy” way to move to Europe. It sounds so simple:

1. Deposit €4,500 into a Dutch bank account

2. Start a business

3. Voilà—Dutch residency!

But here’s what those posts often leave out:

4. one of the first steps of the DAFT application is to secure housing in the Netherlands

...and that is not easy.

I'm Darien, an American who moved to the Netherlands under DAFT in 2021, and I'm a relocation specialist with Dutch Home Hunters, so I understand this issue from both personal and professional perspectives.

Typical Dutch houses in the center of Utrecht

Why is finding housing in the Netherlands so challenging for DAFT applicants specifically?

1. The Big Picture: The Global Housing Crisis Impacts the Netherlands

The Netherlands, like much of the world, is facing a serious housing shortage. With a population of about 18 million and being one of the most densely populated countries in the world, there’s an estimated shortage of 400,000 homes as of 2024. Many Dutch citizens struggle to find adequate housing—so imagine how that affects newcomers, who have no network to lean on for leads.

Just like in the U.S., the short supply of housing has driven prices up.

2. DAFT Applicants Don't Fit the Typical Tenant Profile

Under DAFT, you’re a freelancer. A self-employed small business owner. Unfortunately, Dutch landlords won’t recognize your American credit score, earning history, or sometimes even substantial savings in U.S. dollars when evaluating your rental application.

In the Netherlands, most landlords expect tenants to have:

• A permanent employment contract from a Dutch company

• An income of at least 3x the monthly rent

For freelancers, they expect:

• A history of earning 3x the rent for at least three years in the Netherlands

Even if you’ve been a successful business owner in the U.S. for decades, as my husband and I were, Dutch landlords view new DAFT applicants as brand-new freelancers with no local earnings history. While a history of self-employment and existing client list may be viewed favorably by some landlords, most will still prefer a potential tenant with a work contract with a Dutch company over a self-employed person with a new Dutch business.

This makes securing housing challenging.

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3. High Competition and Strict Tenant Protection Laws

Why are landlords so selective? Dutch tenancy laws make it extremely difficult to evict tenants - even those who don’t pay their rent. This makes landlords understandably extra cautious when selecting tenants.

So put yourself in a landlord’s shoes. If a landlord has nearly 600 applicants interested in their apartment, and 500 of them have Dutch employment contracts, why would they take a risk on a DAFT residence permit holder with no local track record?

Screen shot from an actual listing on Pararius.nl on January 21, 2026, with some identifying information omitted

How Are DAFT Applicants Successfully Securing Housing?

Despite these challenges, people do successfully move to the Netherlands under DAFT, and of course, finding housing is part of that. Here’s how some people are making it work:

• Pure luck: Some apply on their own and find a landlord willing to take a chance.

• Hiring a relocation specialist: Many people turn to experts like Dutch Home Hunters for help navigating the housing market.

• Relying on a partner’s Dutch employment contract: If your partner has a job with a Dutch company, this can make all the difference, since landlords expect to see employment contracts with Dutch companies.

• Ongoing income sources: Pensions, Social Security, or other consistent income streams can boost your application.

• Offering more than the asking price: Some DAFTers find offering to pay more opens doors.

• Demonstrating significant savings: Showing €100,000+ in savings can reassure hesitant landlords.

• Pre-paying rent: Offering to pay 6–12 months of rent upfront (note: pre-paying rent is not the same as the 2-month maximum deposit allowed by law).

Typical apartments in Amsterdam

Other Factors That Impact Your Housing Search

Several variables affect how challenging your search will be:

• Budget: Lower budgets mean longer search times.

• Location: Major cities like Amsterdam require higher budgets and more flexibility.

• Bedrooms: Larger families need more space, narrowing options.

• Pets: Having pets, especially large dogs, limits available rentals.

• Timeline: Urgent moves may be harder to accommodate.

For example, a single person with no pets, flexible timing and location, and a realistic budget will have a much easier time than a family of four with two large dogs trying to move to central Amsterdam on a limited budget in a short timeline.

Good to Know

The Netherlands has a robust social housing sector for people with low income. Unfortunately, there is so much demand for these properties that many Dutch people who qualify for these units wait 10 years or longer for housing in this sector. While technically DAFTers should be eligible for these properties if they meet the income requirements, due to the lack of inventory and years-long waiting lists, social housing is not really an option for someone newly in the country.

Additionally, new DAFTers are more likely to find housing with properties that are privately owned than with large housing corporations or institutional landlords. Many large apartment complexes are owned by risk-averse investors who have strict requirements (that new DAFTers can't meet) just to get on their waiting lists. After 3 years of tax returns in the Netherlands showing earnings of 3x the rent, a DAFTer should be eligible to rent one of these properties.

A Reality Check for Americans Considering the DAFT Residence Permit

If you’re an American who worked for years to build a high credit score, or you have built an illustrious career in the United States, and you're accustomed to having no problems securing a rental property, or you've been a homeowner for many years like I was, being treated like you're fresh out of school again can come as a shock.

Hopefully this post has helped shed some light on some of the whys behind the way you're perceived by landlords when you're seeking housing as a DAFT residence permit holder. This is just one of many ways that you will need to adapt to your new identity as an immigrant if you move abroad.

Understanding these challenges upfront can help you approach your housing search with realistic expectations—and less frustration.

Planning a Move to the Netherlands Under the DAFT Residence Permit?

Please contact me to set up a complimentary intake call regarding securing housing in the Netherlands. In addition to my consulting work with Darien Goes Dutch, I also work as a relocation specialist as an independent agent with Dutch Home Hunters, helping internationals find their perfect home in the Netherlands.

© 2026 ​Darien Wilson All Rights Reserved

Disclaimer

The information provided in this blog is for general informational and educational purposes only. It should not be construed as legal, immigration, financial, tax, or medical advice. Laws, regulations, and personal circumstances vary, and the content here may not apply to your specific situation. Before making any decisions, you should consult with qualified professionals such as an attorney, immigration advisor, financial planner, tax consultant, or healthcare provider. The author makes no representations or warranties about the accuracy, completeness, or reliability of the information provided and accepts no liability for any actions taken or outcomes resulting from its use.