How do rental contracts and deposits work in the Netherlands in 2026?

Since 1 July 2024, an indefinite contract without an end date is the normal form. A landlord may still use a temporary agreement for specific exceptions, including some students, people who urgently need temporary housing, and certain occupation-based situations. The exception should match the tenant and the stated reason.

For an eligible temporary agreement of up to two years signed from 1 July 2024, the landlord must remind the tenant in writing that it will end. The reminder must arrive between one and three months before the end date. Rules differ for older contracts and for agreements longer than two years, so check the signing date rather than applying today's default backwards.

Confirm any minimum stay, tenant notice, landlord termination grounds, annual increase clause, and whether the tenancy is tied to study or another permitted condition.

Kale huur is the basic rent for the home itself. Servicekosten are service costs for items such as shared cleaning, furnishings, or building services. The landlord should separate them, use advances for actual eligible costs, and provide an annual settlement.

The woningwaarderingsstelsel, or WWS (the Dutch rent points system), determines the maximum basic rent for regulated homes. Since January 2025, the landlord must provide the points calculation. The score uses size, energy performance, facilities, outdoor space, and WOZ, the municipal property valuation.

The Huurcommissie (Rent Tribunal) can assess rent, points, maintenance, and service-cost disputes within its jurisdiction. A free-sector label does not make every charge unrestricted.

For a tenancy beginning on or after 1 July 2023, the landlord may ask for no more than two months' basic rent as a security deposit. Contracts that began earlier can fall under the previous maximum, so the start date matters.

Pay by bank transfer and keep proof. The deposit is separate from first rent and cannot automatically become the final month's rent.

At the end, the landlord should return the full deposit within 14 days when there is no lawful deduction. If the landlord deducts unpaid rent, service costs, or tenant-caused damage beyond ordinary wear, the landlord must explain the amount in writing and return the balance within 30 days. Normal ageing and defects caused by poor landlord maintenance are not tenant damage.

Complete a signed inspection at move-in and move-out. Photograph walls, floors, appliances, windows, meters, furniture, and every existing defect. Without a clear starting record, arguments over damage become harder to prove.