Renting from a private landlord in the Netherlands
Private landlords rent out homes outside the housing corporations. There is no waiting list, but you need to know your rights. Here is what a landlord may and may not do, and how to find a home faster.
Team HubSnap · Updated 28 October 2026 · 3 min read
What counts as a private landlord?
A private landlord is any owner that is not a housing corporation: a person with one or a few homes, an investor or a letting company. You do not need years of registration. The home can be social rent, mid-rent or free sector; that depends on its points, not on who rents it out (source).
What a private landlord may not do
Since 1 July 2023 the Good Landlordship Act (Wet goed verhuurderschap) applies to all landlords and letting agents (source, checked 28 October 2026). The main rules:
- No discrimination. A landlord may not reject you for reasons unrelated to renting.
- No intimidation, such as threatening to end the contract or cut the electricity.
- A deposit of at most two months' basic rent. For contracts from before 1 July 2023, at most three months. The landlord must tell you the amount in writing.
- No unreasonable service costs, and a yearly statement.
- A written contract and information about your rights and duties, such as the rules for rent increases and where to go with a complaint.
- No double agency fees. If the agent works for the landlord, they may not charge you.
If a landlord breaks these rules, report it to your municipality: every municipality has had a reporting point for tenants since 1 January 2024 (source).
Permanent or temporary contract?
Since 1 July 2024 new tenants get an open-ended contract, also from a private landlord. A temporary contract is only allowed in exceptions, for example if you are a student renting in another municipality for your studies (source, checked 28 October 2026).
Is the rent legal?
If the home has 186 points or fewer, a maximum rent applies, also with a private landlord. Check the points with the Huurcommissie's rent check; see the rent points system. At 187 points or more there is no maximum rent.
How to rent safely from a private landlord
- Always see the home first, in person or on a live video call.
- Never pay a deposit or rent before you have a signed contract.
- Check that the landlord really owns the home, for example with a Land Registry (Kadaster) extract.
- Ask in writing which costs you pay and how much the deposit is.
- In doubt? Read how to spot a rental scam.
Where to find private rentals
Private rentals are spread across big rental sites, agency websites and smaller platforms. HubSnap puts listings from Funda, Pararius, Kamernet and many agencies in one app and alerts you when a home matches your search.
Frequently asked questions
At most two months' basic rent for contracts from 1 July 2023. For older contracts, at most three months.
Only in exceptions, such as a student renting in another municipality for their studies. Since 1 July 2024 you usually get an open-ended contract.
No. If the agent works for the landlord, they may not charge the tenant agency fees.
At your municipality's reporting point. Every municipality has had one since 1 January 2024.
Yes. At 186 points or fewer a maximum rent applies, whoever the landlord is.
This guide is general information, checked 28 October 2026. For your situation, check with your municipality, the Huurcommissie or the Juridisch Loket.