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+31 (0)30 - 227 19 90
+31 (0)30 - 227 19 90

FAQs

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What insurances do I need as a tenant?

Inboedelsverzekering

This is contents insurance. TVs, valuables, appliances, jewellery, etc. Anything you own that’s movable. If you have this already, do not forget to contact your insurance provider and advise them that you moved house. This is a must for both homeowners and tenants.

Glasverzekering

It’s important to note that glass (in terms of windows) is part of the home and is normally insured by the landlord against damage caused by storms or fire. But, as a tenant, you will be liable for the costs if you were directly responsible for damage to a window in the property you’re renting. The simplest would be to check the rental contract to see if you need to arrange glass insurance yourself. This you can arrange by adding glasverzekering to your inboedelverzekering as a small additional cost per month.

Aanspraaklijkheidverzekering

This is personal indemnity insurance. EVERY single person in NL should have this, as it covers you for personal indemnity. Here, if you walk into a store and you or your child knock over a shelf of plates/bottle etc, you are held responsible for all costs. If your child kicks a soccer ball through a school window, you are held responsible for the costs. If your child scratched a car with the handlebars of his bike, while he cycles past. You are responsible financially for any damage. We highly recommend getting this, it is cheap and you take it out for your whole family in one package. You can get this through your bank.

What insurances do I need as a homeowner?

Opstalverzekering

This is home structural insurance, and you HAVE to have it if you own property and it is a requirement if you have a mortgage over your own home. It is not needed if you are renting.

Please make sure when you set up a policy that you check the following:

  • it must cover windows and the glass;
  • it must cover underground plumbing and pipes below your house;
  • it must cover the roof and all relevant to roofing.

Either you can speak to your financial advisor about this, or your bank.

Inboedelsverzekering

This is contents insurance. TVs, valuables, appliances, jewellery, etc. Anything you own and that’s movable. If you have this already, do not forget to contact your insurance provider and advise them that you moved house. This is a must for both homeowners and tenants.

Aanspraaklijkheidverzekering

This is personal indemnity insurance. EVERY single person in NL should have this, as it covers you for personal indemnity. Here, if you walk into a store and you or your child knock over a shelf of plates/bottle etc, you are held responsible for all costs. If your child kicks a soccer ball through a school window, you are held responsible for the costs. If your child scratched a car with the handlebars of his bike, while he cycles past. You are responsible financially for any damage. We highly recommend getting this, it is cheap and you take it out for your whole family in one package. You can get this through your bank.

Rechtbijstandverzekering

This is like legal aid insurance. Not as important as the above, but you might still be interested in looking at getting it. It is quite popular here, due to the cost of lawyers. As a property owner, we would advise getting it.

What is an offer-by-deadline (inschrijven)?

The offer-by-deadline process, also known as the ‘Inschrijven,’ is a common way of selling homes in the Netherlands. In this process, the seller sets a deadline for receiving offers from potential buyers. Interested parties are then given the opportunity to submit their offer before the deadline, and the seller can choose to accept or reject any of the offers received.

One of the benefits of this process is that it creates a sense of urgency for both the buyer and the seller. Buyers are motivated to submit their best offer before the deadline, this is normally a blind bidding system. While sellers are able to review all the offers received and choose the one that best meets their needs.

However, it is important to note that the offer-by-deadline process is not a guarantee that the highest bidder will be the one who gets the house. In the Netherlands, sellers are not required to disclose the details of the offers they receive, so it is possible that a lower bid with more favourable terms or fewer contingencies may be accepted over a higher bid with less favourable terms.

When participating in the offer-by-deadline process, it is important to do your research and come prepared with a strong offer. This may involve working with a real estate agent to understand the local market and determine an appropriate offer price, as well as reviewing the terms and conditions of the offer to ensure that they align with your needs and budget.

It is crucial to be mindful of any potential contingencies or conditions that may be involved in the offer when making a bid on a home. For instance, if financing is required to purchase the property, it is essential to incorporate a financing contingency in the offer that permits you to withdraw from the deal if obtaining financing is not feasible. However, financing is just one of the many factors to consider when constructing an offer. It is recommended to engage a knowledgeable buying agent who can provide you with the necessary advice and direction in submitting the strongest offer for the property. Every home and offer are distinct and cannot be compared. The offer must be tailored to the specific property you have viewed, the number of potential buyers, the pricing in the area, and the features of the home.

How to apply for a building load

If you are planning to renovate or expand your home and need additional financing, you can request a building loan facility along with your mortgage.  At the point of doing your bank evaluation (taxatie) you will need to let the evaluator know what changes you want to make this is done by completing a “verbouwings specificatie” (renovation specification). This document should include detailed information about the renovations you plan to undertake, such as the scope of the project and estimated costs.

To add a “verbouwings specificatie” to your mortgage application, you will need to provide the following information to your lender:

  1. A detailed description of the renovations you plan to undertake.
  1. A breakdown of the estimated costs,
  2. This appraisal will take into account the current value of the property as well as the value of the planned renovations.

When looking at what you want to change on the home, keep in mind any permits or fees required by local authorities.

Once you have provided all the necessary information, the lender will review your application and determine whether to approve the additional financing. If your application is approved, in most cases the funds will be released in stages, as the renovations progress, and you will need to provide proof of completion for each stage before receiving the next instalment.  Very important to consider that in some cases the lender will only cover 70% of the project and 30 % might need to be paid by you to the notary on registration of the building fund.  This 30 % is paid over to the bank and held in the fund along with the 70% for the renovation project.

Adding a “verbouwings specificatie” to your mortgage application can be a great way to finance home renovations, but it’s important to carefully consider the costs and timeline of the project before applying for additional financing

Why use a certified buying agent (aankoopmakelaar)?

It is important to select a certified qualified buying agent with experience and knowledge in the Dutch housing market for several reasons:

Knowledge of the market: A certified qualified buying agent with experience and knowledge in the Dutch housing market will have a better understanding of the market trends, property values, and legal regulations related to buying a property. This can help you make informed decisions and avoid costly mistakes.

Local connections: A qualified agent will have strong connections with local real estate agents, lawyers, and other professionals, which can be valuable in ensuring a smooth and successful transaction.

Negotiation skills: A qualified agent will have the necessary negotiation skills to help you get the best deal possible on your property purchase. This can include negotiating the purchase price, terms of the sale, and other important factors.

Legal expertise: A qualified agent will have a deep understanding of the legal requirements related to buying a property in the Netherlands. This can help you avoid legal issues and ensure that your transaction is completed legally and ethically.

Peace of mind: By working with a qualified agent, you can have peace of mind knowing that your investment is in the hands of someone who is qualified, experienced, and knowledgeable in the Dutch housing market.

In short, when it comes to a big investment like buying a property, it is essential to work with a certified qualified buying agent with experience and knowledge in the local market. This will help ensure that your investment is protected, and you can achieve your goals of owning property in the Netherlands with confidence

How much is the Selling Commission?

Real estate sales commissions in the Netherlands are typically negotiable between the seller and the real estate agent. However, there is no fixed percentage or fee that is set by law.

In general, the commission is based on a percentage of the final selling price of the property, and it can range from around 1% to 2.5%. It is important to note that the commission rate can vary depending on the location, size, and type of property being sold, as well as the specific services provided by the real estate agent.

In addition to the commission, there may also be additional costs and fees associated with selling a property in the Netherlands, such as marketing and advertising costs, legal fees, and taxes. It is important for sellers to understand all of the costs and fees involved in the sales process and to negotiate the commission rate and any other costs upfront with the real estate agent.

Do you assist with setting up the utilities?

Yes! We make use of a service called EasyNuts that can assist our clients in choosing their providers and set up their utilities, internet and insurance.

New tenants are given a grave period during which they do not switch off the connections to the water, power and heating/gas, meaning you’ll still have running water, heating and electricity when you move in even if you haven’t registered with a service provider yet.

Many (if not all) service providers will require a Dutch IBAN account number when setting up your account.

Insurance providers will require a BSN number meaning that this can only be done once you’re in the country and have registered at the municipality (Gemeente).

Some internet providers can take a week or more to complete their installation.

Can I already start searching for a rental if I’m not in the Netherlands yet?

Yes! We conduct the viewings on your behalf and do a video walk-through of the properties with you.

Note: a few real estate agencies require prospective tenants to already be in the country (with a BSN) and to attend the viewings in person.

How far in advance should I start looking for a rental?

The earliest would be 3 months but no later than 1 month before your preferred start date is advised as the market is extremely competitive and you’ll appreciate the extra time to search for your new home.

What documents do I need when applying for a property?

  • Employment contract in NL
  • Werkgeversveklaring – this you can ask from the HR department
  • 3 months’ salary slips
  • 3 months’ bank statements
  • If currently renting a reference from your landlords / if you owned your house then a reference letter from neighbours is helpful as well
  • Copies of your passport
  • Letter of introduction (short one-page intro to you – who you are, what you do, your hobbies, why the Netherlands, why you’ll be the best tenant) about you
  • Photo of you, your family and pets (if applicable)

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