FAQ Koops Expat Services

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How long will it take me on average to be successfully housed in an apartment?

​In the current housing market on average 2-6 weeks.

What documentation is required to rent a property?

• Copy passport
• Copy signed employment contract or possibly a copy of an employer’s statement
• Copy last pay slips (from current or previous employer)

What documentation is required to rent a property when I am self-employed?

• Copy passport
• Recent copy from registration Chamber of Commerce / KvK Extracts
• 6 recent bank statements showing monthly income
• Income statement or the profit and loss statement 

Is there a limit to how many people I can share my properties with?

In Amstelveen, Amsterdam, Haarlem etc. a landlord needs a permit if they want to rent out their house to more than 2 people. ​

What are the requirements for renting an apartment?

There is an income requirements of a gross monthly salary (without bonusses and other allowances) which should be at least three times the monthly rent.

In which regions does Koops Expat Services operate?

​​We offer our service in the following regions: Amsterdam, Amstelveen, Hoofddorp, Haarlem, Leiden and The Hague and surroundings.

What does shell/semi-furnished/furnished mean?

• Shell: an apartment without a floor, lights, curtains and/or essential kitchen equipment and furnished
• Semi-furnished: the property is empty excl. any furniture. It does include a floor, lights, a fully equipped kitchen and bathroom.
• Furnished: In most cases this means you will only need to bring your personal belongings, as the property is fully furnished and equipped with all necessary items like kitchenware and bed linen.  

What are service costs?

Service costs (‘service kosten’ in Dutch) are housing costs which are not covered by the basic rent. These costs are to be paid by the tenant and cover the general maintenance and cleaning of the building, hallways, elevators, postboxes, etc.

What are utilities in a house or home?

​Utilities are the basic services your home, apartment, or business needs to keep it comfortable and functioning properly. Common utilities include water, electric and gas. Technology subscriptions like cable TV, internet, security, and phone service can also be considered as utilities.

Is an offer binding?

If an offer in writing is specified (price, start date, terms etc.) and is accepted by the receiving party, both parties have come to an agreement that is legally binding. This includes agreements made via e-mail. Verbal agreements are not binding. If you wish to withdraw an offer once accepted, there are costs involved. This also means that it’s not possible to submit multiple offers for different apartment at the same time.

What are the estimated costs of city taxes?

For a single person household you will be charged about € 477,- per year for municipality taxes. For a multiple person household you'll pay around € 680,- per year.

Will you be able to help with the arrangement of the utilities?

We work with different companies that will be able to assist and advice you to connect the utilities without any costs being involved.

What types of rental contract are available?

The most commonly used rental agreements are a contract for an indefinite period (model A) and a contract for a fixed term (model B). An in-between contract (model C) is also optional but not very common, Below you will find a detailed explanation of all models:
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• Indefinite Period Lease (model A):

This type of lease gives the tenant the advantage of staying in their new home long term, with no fixed end date. However, the tenant cannot terminate the contract during the first 12 months of the rental period. After the minimum rental period of 12 months, the tenant has the right to terminate the contract at any time, giving one full calendar months’ notice. If included in the contract, notice may need to be given before the end of the month. An indefinite period contract can also be terminated by the owner if they wants to use the apartment for themself or a direct family member, but this is a very rare scenario.

• Fixed-term Lease (model B, maximum 24 months):

Another option is that the landlord offers you a contract for a fixed term. In most cases this is 24 months (this can be shorter), after which the contract will end. If the landlord does not terminate the contract 1-3 months before the end date, the contract will extend to an indefinite period contract. In this case, the tenant will be able to terminate the contract with one full calendar months’ notice at any time.

• In-between Lease (model C)

This is a temporary contract available in which the tenant and the landlord agree that the contract is temporary, as it is the landlords’ intention to move back into the property at the end of the agreed rental period. It includes a minimum and a maximum rental period. The amount of months can differ per landlord.

Can the landlord increase the rent without limits?

​Most contracts link the rental increase or also called 'price indexing' to the CPI (cost price index) which is the inflation ratio of the country. This means that your rent can be increased by a small percentage p/month. The contract does have to specify that the rent can be increased on a yearly basis in order for the landlord to do so.

Are there any other costs that I need to take into account when living in the Netherlands?

When you register at your new address, you will automatically be charged municipality taxes. These are taxes for the usage of public systems like sewage, water, drainage, garbage service, etc. The municipality and Waternet will bill you directly for these costs once a year. In case the owner receives these invoices by mistake, they will forward them to you. Costs for a single household can add up to € 500,- a year, whereas the costs for a multiple person household are around € 700,- a year. ​

What is a diplomatic clause?

This clause allows tenants to terminate their rental contract within the first 12 months. This clause may only be used if there is chance that the tenant will be relocated by their employer outside a 50 km (minimum) radius or further from the rented property. In order to use this clause, a written letter from your employer is required. The exact content of the diplomatic clause differs per contract/rental agency. ​

What will my first payment consist of?

The first payment usually consists of the deposit and first month’s rent, excluding the agency fee. If you do not move into your new home on the 1st of the month, please take the following into account: when you move in later than the 15th, the landlord may request you to pay the remainder of that month plus the whole upcoming month. The amount of the deposit is dependent on the apartment and the owner. Your contract will contain a detailed breakdown of the first payment and deposit.

How high will my deposit be?

• This depends on the apartment and contract, but in most cases the following rules apply:

• Semi-furnished properties: Deposit equal to 1 month rent
• Furnished properties: Deposit equals to 2 months rent 

Will I incur extra costs if renting a furnished apartment, in comparison to an semi-furnished apartment?

The difference in price depends on how luxurious the furniture is. Take into account that you'll spend around a € 100 - € 300 extra for a furnished apartment.

What happens to my deposit after I have terminated my lease and check-out of the property?

The landlord will return the deposit minus any costs for repairs or damages after the checkout. At the beginning of your rental term a check-in appointment will take place, during which a report is drafted and pictures of the current state of the apartment are taken. The same will happen at the end of your rental period. The landlord will compare both reports to decide if the full amount of the deposit is to be returned. If you have kept good care of the property, you can expect a return of the full deposit. Legally the owner has 2 months after termination of the tenancy to return the deposit (either full or partial).

When and how do I register at the municipality?

​Within a couple of working days after your move, you must register yourself/partner/roommates/children at your new address. This applies to those both renting and buying an apartment or house. Please note that failure to register at the right address can result in a fine. An incorrect registration can also affect your housing benefit and taxes. You can register in two ways: in person or online.

What is the VVE and what does it do?

A VvE is short doe Verniging van Eigenaren. This is an association of sub-owners.  Under Dutch law, the owner of an apartment (flat, studio or any other co-owned building that is subject to division) will automatically become a member of this association. You cannot opt out or end your VvE membership unless you sell the apartment, in which case the new owner will automatically join the VvE. The VvE manages the care of the building and serves the owners' communal interests including issues like maintenance and insurance.

​All VvEs are bound by Dutch rules and regulations. Individual VvE's can have additional rules set in the splitsingsakte (deed of division) and splitsingsreglement (property division regulations). These rules are legally binding. Non-compliance, such as non-payment of the mandatory financial VvE contribution, could eventually even result in losing your apartment.

Do all lease contracts have to be signed in Dutch?

​In most cases landlords and or their agents will require you to sign a Dutch contract. An English translation is generally given, but not in all cases.

What is city heating?

​City heating, also known as district heating, is the distribution of heat through a network to one or several buildings using hot water or steam produced centrally.

What is block-heating?

In traditional block heating, several homes are heated by the same -mostly gas-fired- boiler. Homes with block heating do not have their own boiler. And the residents do not have their own contract with a gas supplier.

When you miss any information or when you have any suggestions, please let us know!