Some internationals had landlords who had installed cameras inside their homes. Others were being overcharged for tiny apartments but feared they would be evicted at the end of temporary contracts if they complained.

Amsterdam council’s tenant rights team on Saturday hired its first stand at the I am Expat fair at the Beurs de Berlage to inform internationals that they have the same tenancy rights as Dutch citizens.

A new affordable rent law – introduced last July and now up to municipalities to enforce – means that there are stricter price controls, new temporary contracts are banned as a rule of thumb,\ and rule-breaking landlords risk fines of up to €87,000.

Abida, a member of Amsterdam’s team who asked not to use her surname, said many internationals were interested in getting help. “There are interesting questions, mostly about the rental price, but people are also anxious about making a complaint because they have temporary contracts,” she said. “They are afraid they will have to leave. But I’m surprised that people don’t know what their rights are.”

Paying too much

Temporary contracts entered into before July 1, 2024, are still valid but all new contracts need to be for an unlimited amount of time – except in a few special situations. However, there are signs that fraudulent landlords and agents are attempting to exploit uninformed “expats”: around the country and on property broker websites, some properties are advertised as “short stay” which do not appear to meet the rules.

Last month, an Italian tenant in Amsterdam won a 66% cut in his rent, from €1,850 to €633 a month, after a rental tribunal ruled that his “short stay” contract was illegal, the Parool reported.

Some visitors to the expat fair on Saturday knew little about Dutch rights. Amy Henley and Matt McKellar, 25 and 28, who had moved from Australia in February and are househunting, were surprised to find out about the price controls that should cover 90% of Dutch rentals. “We are looking for a long-term rental so it’s good to know,” said Henley.

Hitesh Madan, 37, and an IT worker from India, said he had been living in the Netherlands for four months. “I’m paying too much,” he said. “It’s good to know.”

Mid max €1,185

Under the new law, each property gets a point score based on size and quality: everything up to 143 points can only be rented for up to €900, excluding factual service costs. For new “mid-market” contracts for properties from 144 to 186 points, the maximum rent is €1,185 a month. Homes with more points can continue to charge market rates.

A report from the Council of State predicted that a side effect of the new law could be that properties becoming uneconomic for private landlords would be sold – something that appears to be happening.

In recent years, there has been a significant growth in the number of private landlords, while the number of estate agents in the Netherlands has never been as high, with property prices at their peak.

But there is evidence that some estate agents who specialise in rentals have been going out of business, the FD reported this week, while landlord groups such as Vastgoed Belang have been vocal in protesting that tenants will be worse off. The total level of rental housing remains relatively stable due to new build and large landlord acquisitions, reported the FD, but estate agents report lower-priced rentals are almost impossible to find in Amsterdam.

Scammers

Cherene Kruger, founder of the Homes for Expats estate agency for internationals, said while she fiercely believes corruption has no place in the housing industry, things are tough. “I think the rental laws have really made it difficult for people to be able to rent,” she said at the fair.

“And with their desperation, a lot of scammers have actually come into the market. So many landlords have sold their property, rental prices have increased. It used to be you could find a one-bedroom apartment in Amsterdam for about €1,500 [a month]. No chance now: you have a minimum of €2,000.”

Check your rental rights at Amsterdam’s website