Renting with an Institutional Landlord as a New Immigrant in the Netherlands

By ​Darien Wilson  October 10, 2025

Renting from institutional landlords is not a practical choice for many new immigrants to the Netherlands. Here's why.

As a relocation specialist, I help people find rental properties in the Netherlands. My clients include Americans on the Dutch American Friendship Treaty (DAFT) residence permit, Europeans relocating within the EU, and immigrants from other parts of the world who are settling in the Netherlands. Many of my clients are not yet in the country, and I find housing for them before they land.

My job is to search through property listings for my clients, but often my clients search on their own and send me the listings they like. Occasionally my clients send me listings I can’t help them secure because they’re managed by large institutional landlords or property management companies.

These for-profit companies operate in the vrije sector (free-market rental market) and own or manage large property portfolios for investors. They are not the same as the non-profit housing associations (woningcorporaties) that manage social or regulated housing in the Netherlands. While some people call institutional landlords "housing corporations," I have opted to avoid that language here, so as not to create confusion with the woningcorporaties that are responsible for social housing.

So why can't I help with listings from institutional landlords?

1. Timing of Housing Search

The primary reason is timing. Typically my clients contact me when they need housing within 2-6 weeks. Securing housing via an institutional landlord can take many months, particularly in desirable cities like Amsterdam and Utrecht.

While they can be an affordable option, properties owned by institutional landlords are best used by people who are living in the Netherlands long-term, not recent immigrants who need a roof over their heads, stat.

2. Documentation Requirements from Institutional Landlords

Institutional Landlords often require a lot of information up front - before we can even request a viewing. New immigrants usually don't have all of the documents requested by institutional landlords.

Documents That May Be Required by Institutional Landlords

For employees:

• Work contract

• Recent bank statements

• Proof of municipal registration (BRP)

• Copy of Dutch bank card

• Employment history

• Recent landlord statement

For freelancers:

• Recent profit and loss statement

• Balance sheet

• KvK extract (Uittreksel KvK) (proof of business registration with the Chamber of Commerce)

• Prior income tax returns

• Certified auditor's report (in some cases)

• Recent landlord statement or mortgage statements

• Proof of municipal registration

• Copy of Dutch bank card

3. Institutional Landlords Often List "Shell" Properties That Are Not Ready for Immediate Move-in

While listings from institutional landlords may show photos of lovely furnished apartments, if you read through the listing details or look through all of the photos, many of these listings are "shell" properties. These properties are rented without flooring, painted walls, or light fixtures. Tenants are responsible for finishing these properties to their tastes.

Shell properties are not practical for most of my clients, who typically need housing immediately. Most plan to stay in their first home in the Netherlands for a year or two, so the investment in installing flooring, painting walls, etc. does not make sense for them.

4. Why Renting with Institutional Landlords is Especially Difficult for Americans on DAFT

Most people seeking rental properties in the Netherlands have an employment contract with a Dutch company. Americans moving to the Netherlands on the Dutch American Friendship Treaty (DAFT) residence permit lack work contracts and a history of earning as a freelancer. American earning history is not usually considered, even for DAFTers who have experience as entrepreneurs in the U.S.

Because of this, institutional landlords rarely rent to people newly in the Netherlands on the DAFT residence permit. Private landlords are more likely to consider tenants who do not fit a typical profile.

In general, institutional landlords tend to own apartments in large, modern buildings, while private landlords are more likely to own smaller, single family homes, but there is no hard-and-fast rule.

Over time, DAFTers will acquire all the necessary paperwork to apply for properties owned by institutional landlords, just like any other freelancer in the Netherlands.

5. How the Process Works

Step one: upload all of the required information to the institutional landlord's portal.

Step two: when a suitable property becomes available, submit a viewing request.

Step three: wait.

Institutional landlords are only able to show each property to a limited number of people, among the many pre-approved candidates who submit requests.

6. How to Tell If a Listing Belongs to an Institutional Landlord

If you are unsure whether or not a property is owned by a institutional landlord:

• Try requesting a viewing. If the request is quick and easy, it is probably owned by a private landlord.

• If you must download an app and/or upload numerous documents just to be entered into a database to have the chance to view a property, it is probably owned by an institutional landlord.

Agencies that represent private landlords usually request a profile of the potential tenants before granting viewings, but the information private landlords request is usually less extensive than that requested by institutional landlords.

In general, institutional landlords tend to own large, modern apartment complexes, while private landlords are more likely to own smaller, single family homes, but there are no hard-and-fast rules.

Note

My area of focus is in the Randstad, from Amsterdam to Utrecht, so this blog post reflects my experiences in that region specifically.

Key Takeaways

• Properties owned by institutional landlords are affordable but slow to access.

• They require extensive documentation, which most newcomers lack.

• Private rentals offer more flexibility and faster move-in timelines for expats and DAFT entrepreneurs.

If you’d like help finding a home in the Netherlands, please reach out.

© 2025 ​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.