DAFT Visa Housing Challenges: Why Finding Housing in the Netherlands Presents Challenges for Americans Moving Abroad
- Darien Wilson
- May 12
- 4 min read
Updated: May 20
If you’ve spent time researching the Dutch American Friendship Treaty (DAFT visa), you’ve probably seen social media posts calling it an “easy” way to move to Europe. It sounds so simple:
Deposit €4,500 into a Dutch bank account
Start a business
Voilà—Dutch residency!
But here’s what those posts often leave out:
one of the first steps of the DAFT visa 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.
Why is finding housing in the Netherlands so challenging for DAFT visa 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.
They’re not being difficult—it’s just the Dutch system.
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 visa applicants as brand-new freelancers with no local earnings history. This makes securing housing challenging.
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3. High Competition and Strict Tenant Protection Laws
Put yourself in a landlord’s shoes. If a landlord has 20 people interested in their apartment, and 18 of them have permanent Dutch employment contracts, why would they take a risk on a DAFT visa holder with no local track record?
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.
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.
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).
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 social housing sector for people with low income. Many Dutch people wait 10 years or longer for housing in this sector. Social housing is not available to DAFT visa holders.
Additionally, DAFTers are more likely to find housing with properties that are privately owned than with large housing corporations. Many large apartment complexes are owned by housing corporations, and these housing corporations will not even consider taking on a tenant who is on the DAFT visa.
A Reality Check for Americans Considering the DAFT Visa
If you’re an American who worked for years to build a high credit score, 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 visa 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 Visa?
If you’re navigating the complexities of moving abroad, I can help. Work with me to approach your move with clarity, organization, and a realistic plan.
© 2025 Darien Wilson All Rights Reserved
Well written and based in facts!