Renting in the Netherlands: 10 Common Mistakes Expats Should Avoid
Updated: 4 days ago
By Darien Wilson October 21, 2026
Renting in the Netherlands comes with responsibilities that may surprise newcomers, especially if you're arriving from the United States or another country with different norms around rentals. As an American who relocated to the Netherlands and now helps other internationals navigate the move, it's my goal to help others avoid any surprises when it comes to Dutch rental practices.
These ten common mistakes can lead to disputes with a landlord, unexpected costs, property damage, or difficulties with neighbors. While your rental agreement and local regulations always take precedence, this list should help you get started with understanding some of the key differences in Dutch rental properties.
1. Don't Ignore the Check-In Report
A reputable landlord or letting agent should document the property's condition at check-in, usually with photographs, and share that report with the tenants.
Tenants typically have two weeks after receiving the keys to report issues that were missed in the original inspection record, although you should confirm this grace period with your landlord or property manager at key handover. Normal wear and tear is expected in a previously occupied home, but the best way to protect your deposit is to ensure the move-in record is complete and that the property is returned in a comparable condition when you move out.
This is one area where hiring a relocation specialist to represent you can be particularly helpful. An experienced relocation professional knows what should be documented during check-in and can help spot issues that a newcomer might overlook, especially if you're doing the check-in after a very long day of travel and many hours without sleep.
2. Don't Drill or Paint Without Permission
Most Dutch rental contracts forbid drilling into walls. Unlike the drywall common in many U.S. homes, Dutch walls are typically made of plaster or solid concrete. Historic properties, which are relatively common in the Netherlands, may have things like very old, exposed wooden beams that carry additional restrictions.
Always check your rental agreement before drilling, mounting shelves, repainting walls, or making other alterations. Small changes that can be reversed without significant cost may not require permission, but larger or permanent alterations generally do. When in doubt, ask your landlord first.
Before ordering furniture, check whether it needs to be anchored to the wall. Some popular IKEA bed frames, including certain models with built-in bookshelf headboards, require wall mounting for assembly or safety, so these pieces may not be a practical choice.
Due to the restrictions on drilling into walls, many Dutch rentals provide picture hanging rails, and extra hanging cords are widely available at local retailers.
If there is no picture rail, use removable stick-on hooks with caution. I used Tesa hooks in my rental. These are similar to Command hooks in the U.S., but they pulled off the paint when removed, and I had to repaint. Even so, repainting was easier than repairing drilled holes AND painting.
3. Do Not Sublet or Add Occupants Without Permission
Because the Netherlands is a popular tourist destination, most Dutch rental agreements impose substantial penalties for unauthorized subletting, particularly when a property is offered as a short-term rental through a platform such as Airbnb.
Renting a room to someone else can also create problems. Dutch housing rules may differ significantly from what you are used to, so consult the landlord before adding any occupant, even a new partner or spouse. The landlord may require things like a background check on any additional residents. Dutch municipalities only allow a certain number of registrations at each address, so adding a roommate after the rental contract is signed, even if it's a spouse, can potentially exceed the maximum occupancy at the property.
4. Don't Keep the Windows Closed All the Time
If, like me, you come from the western United States, you may be accustomed to homes with central HVAC systems that continuously circulate air. Some modern Dutch homes have built-in ventilation systems, but many older properties do not.
In Dutch homes, you need to open the windows, even in winter, to exchange stale indoor air for fresh air.
Opening the windows daily is necessary, even in the dead of winter. Even when it's pouring rain outside. "But you're letting all the heat out!" Somehow, this practice actually makes the heat more efficient. ¯\_(ツ)_/¯ A few minutes of ventilation each day can lower indoor humidity, even when the weather is cold and rainy, and can help prevent moisture-related problems.
In a newer home with mechanical ventilation, keep the vents above the windows open so the system can draw in fresh outdoor air.
When cooking, especially on a gas cooktop, crack a window slightly and run the extractor fan.
For many Americans, it may be instinctive to keep doors and windows tightly sealed to conserve heat. One thing I quickly learned after moving to the Netherlands is how much the Dutch value fresh air. Homes are designed with ventilation in mind, and many people sleep with the bedroom window open year-round, even in the dead of winter.
5. Don't Let Mold and Moisture Build Up
The Dutch climate is often damp, especially in the winter months, and moisture can accumulate quickly indoors.
In addition to regular ventilation, consider using a room dehumidifier, particularly if you dry laundry indoors on racks.
Run the bathroom fan while showering if it does not switch on automatically. Afterward, leave the door open and allow the fan to run for a while so moisture can escape.
Most importantly, do not ignore leaks, persistent damp, broken ventilation systems, or other defects. Report them to your landlord or property manager promptly and keep copies of your messages and photographs for your records. Waiting can allow damage to worsen and may make it harder to show when the problem began.
6. Don't Panic if Your Heating Isn't Turning On Right Away
Boilers and radiators...oh, my! A CV kettle was a whole new kettle of fish for me. If the heating suddenly stops working, or doesn't come on at the start of the season, start with the simplest check: replace the batteries in the thermostat.
If the heat still doesn't turn on, check your boiler.
NOTE: Do not attempt a reset if you smell gas. (What to do if you smell gas.)
Note the boiler's error code and look it up before taking action.
If the code does not indicate a serious problem, press and hold the reset button for 5-10 seconds.
If the boiler still does not work after restarting, contact your landlord or property manager.
Many heating issues have surprisingly simple causes, and a quick reset can sometimes save an unnecessary maintenance call - and warm up your home promptly!
7. Don't Leave Air Trapped in the Radiators
If, like me, you've never lived with radiators before moving to the Netherlands, they might seem a bit intimidating at first. One important thing to know is that radiators typically need to be "bled" about once a year. This releases trapped air that collects at the top of the radiator and reduces heating efficiency.
This is usually an autumn task, performed when the heating season begins.
Instructions are easy to find online, and the process itself is generally straightforward. If you're unsure the first time, ask a maintenance professional to demonstrate it. Once you've seen it done, it's often a simple part of annual home maintenance.
8. Don't Neglect Minor Maintenance
One of the biggest cultural surprises for me involved maintenance responsibilities.
In the United States, my landlord handled lawn care and sent a maintenance person even for relatively small repairs.
In the Netherlands, tenants are often responsible for minor maintenance and small repairs. Typically they say anything under 100 euros is the responsibility of the tenant.
In my first Dutch rental, the exterior light fixture, not just the bulb, failed within weeks of us moving in. The property manager informed us that repairing or replacing it was our responsibility.
Tenants may also be responsible for routine tasks such as:
Clearing sink drains
Adding salt to the dishwasher (it's with the dishwashing detergent and called "zout" in Dutch)
Testing smoke detectors
Removing fallen leaves, raking the garden, trimming hedges
Sweeping and cleaning paths and patios
Clearing roof and gutter debris where accessible
At my first Dutch rental, a large neighboring tree dropped enormous amounts of leaves every autumn, but keeping the property clear was still my responsibility.
The lesson is simple: don't assume your landlord handles every maintenance issue. Read the rental agreement carefully so you understand where your responsibilities begin and end.
9. Don't Be Inconsiderate of Your Neighbors
The Netherlands is one of the world's most densely populated countries. If, like me, you're coming from a more spread-out place such as the American West, living so close to neighbors can take some getting used to. When people live so close together, being considerate of your neighbors goes a long way.
Municipal regulations, building rules, homeowners' associations, and rental agreements often spell out expectations for residents. Common examples include:
Do not park bicycles in shared hallways.
Keep noise at a level that will not disturb others.
Place trash inside designated bins rather than leaving it beside them.
Many expats focus on the lease itself but underestimate how important neighbor relationships can be in apartment buildings and closely spaced residential neighborhoods. It's also worth remembering that, as an American abroad, your interactions may shape how people perceive not just you, but Americans in general. A little courtesy and consideration can go a long way toward creating positive connections within your community.
10. Don't Overlook Good Neighborliness
Avoiding problems is only part of being a good neighbor. Building relationships can make life in the Netherlands far more enjoyable.
Good neighborliness can include:
Introducing yourself when you move into the neighborhood.
Asking an elderly or disabled neighbor whether they would like help taking out the trash.
Offering to pick up groceries.
Sharing a holiday tradition or celebration from your culture.
When I moved into a new neighborhood in October, I hosted a Halloween party and invited everyone on the street WhatsApp group. To my surprise, 40 or 50 neighbors arrived, many bearing gifts. It was a lovely way to get to know the community.
Small gestures often lead to lasting friendships and a stronger sense of belonging.
Final Thoughts
The simplest rule for renting in the Netherlands is this: read your rental agreement carefully, document the property's condition, report problems early, and ask permission before making changes. Regular ventilation, basic maintenance, and consideration for neighbors will prevent most avoidable problems in a Dutch rental home.
One of the most valuable aspects of working with a relocation specialist is having someone who can explain not only the rules, but also the expectations behind them. As an American who has lived in the Netherlands for five years, I often find that I can translate more than just language. I can help explain the why behind cultural assumptions that may be unfamiliar to newcomers.
Frequently Asked Questions
Do I need to open windows in winter in the Netherlands?
Often, yes, you should open the windows at least a few minutes a day. Many Dutch homes rely on regular ventilation to control humidity and prevent condensation and mold, even during colder months.
Can I paint a rental property in the Netherlands?
Possibly, but always check your rental agreement first and obtain permission when required.
Can I add my partner or spouse to my Dutch rental?
If you have a new partner or spouse, you need to check with the landlord before they can move in. Landlords require approval for all tenants, and there may be occupancy or registration limits tied to the property.
Who is responsible for minor repairs in a Dutch rental?
Tenants are often responsible for certain routine maintenance tasks and minor repairs, though responsibilities vary by lease and situation. The typical guideline is that tenants are responsible for repairs under €100.
Should I use a relocation specialist when renting in the Netherlands?
A relocation specialist can help you understand Dutch rental practices, review housing options, identify potential issues during check-in, explain local expectations that may not be obvious to newcomers, and answer questions. This can be especially helpful for expats unfamiliar with the Dutch housing system.
© 2026 Darien Wilson All Rights Reserved
Disclaimer
This article is based on my personal experiences renting in the Netherlands, as well as my professional experience helping international clients relocate here. It is intended as a practical guide to common rental housing issues that expats, particularly Americans, may encounter when renting a home in the Netherlands.
Dutch housing regulations, municipal requirements, rental agreements, and landlord-tenant practices can vary by property, municipality, and individual circumstances. What applies in one situation may not apply in another.
Nothing in this article should be considered legal, financial, tax, immigration, or housing advice. Before making important decisions regarding a rental property or tenancy, consult your landlord, property manager, municipality, or a qualified professional as appropriate.
While every effort has been made to ensure the information is accurate at the time of publication, regulations and common practices can change. Readers are encouraged to verify current requirements independently. The author accepts no liability for any loss, damage, or inconvenience arising from the use of the information provided in this article.
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