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What area’s do you cover for rental properties?
We cover the Randstad area with a strong focus on the Amsterdam, Amstelveen, Haarlem, Hoofddorp and surrounding areas. These are the regions where we’ve established strong partnerships and possess extensive local knowledge.
When is the best time to start searching for a rental?
We recommend starting the search process 6-8 weeks before your preferred move-in date. This gives us the ideal timeframe in order to to meet your housing needs and secure the right home for you in a very competitive market.
Can you help me find a rental if I am not yet in the Netherlands?
Absolutely! We’ve successfully assisted many clients in securing a rental before their arrival in the Netherlands. We handle the viewings for you and provide video walk-throughs of the properties where agencies allow.
We understand the stress of coordinating a move from abroad, which is why we’re here to take that burden off your shoulders. From the very start, we provide transparent, honest guidance throughout the entire process, ensuring you’re fully supported every step of the way—no matter where in the world you are.
What type of rental properties are available in the Netherlands?
In the Netherlands, rental properties typically come in three main forms:
- Unfurnished – These properties are rented out without any furniture, giving tenants the freedom to furnish the space to their liking.
- Furnished – These rentals come with basic furniture and appliances, making them ready for immediate move-in. Some appliances like washing machines may or may not be included depending on the listing.
- Shell – A shell rental refers to a property that is essentially a blank canvas, often without finishes such as flooring, cabinetry, or light fixtures. Tenants are responsible for completing these elements themselves.
Each type offers a different level of convenience and customisation, so it’s important to choose based on your needs and preferences.
What type of insurances do I need as a tenant?
Inboedelverzekering (Contents Insurance)
This covers your personal belongings, such as TVs, valuables, appliances, jewellery, and anything else you own that’s movable. If you already have contents insurance, make sure to inform your provider that you’ve moved to a new home. This insurance is essential for both homeowners and tenants (funished or unfurnished).
Glasverzekering (Glass Insurance)
In most cases (especially with Homeowners association’s), the landlord insures the glass in the property (e.g. windows) against damage from storms or fire. However, as a tenant, you will be responsible for any damage to windows you cause. To clarify, check your rental contract to see if you’re required to arrange glass insurance. You can usually add glass coverage (glasverzekering) to your contents insurance for a small extra monthly fee.
Aansprakelijkheidsverzekering (Liability Insurance)
This is personal liability insurance, and it’s essential for everyone in the Netherlands. It covers you in case you’re held responsible for accidental damage. For example, whether by spilling a drink on someone’s laptop, damaging a neighbour’s fence while playing with a ball, or accidentally denting a car with a bicycle, you’re financially responsible for the damage. We strongly recommend getting this coverage—it’s affordable and covers your entire family in one package. You can easily arrange it through your bank or other insurers.
Do you help with the set up of my utilities and internet?
Yes! We have existing partnerships with companies who shop around for you to get the best available offers and let you choose your providers. This service helps you set up utilities, internet, and even insurances.
Please note that most service providers will require a Dutch IBAN for account setup.
For insurances, a BSN is necessary, so this can only be arranged once you’re in the country and have registered with the municipality (Gemeente).
There is a grace period ,after you move in, during which the water, electricity, and heating/gas remain active, even if you haven’t yet registered with a provider.
Can I rent a property with a guarantor in the Netherlands?
You will only need a guarantor if you do not have permanent employment in the Netherlands or sufficient income to meet the landlord’s requirements. In such cases, the guarantor typically guarantees payment of the rent on your behalf.
Why should I use a purchasing agent in the Netherlands?
Hiring a purchasing agent in the Netherlands can provide numerous benefits, especially if you’re unfamiliar with the local market, language, or legal processes. A purchasing agent is a professional who works on behalf of the buyer to help find, negotiate, and secure a property. Here are some key benefits of hiring us a purchasing agent in the Netherlands:
Local Expertise: We provide in-depth knowledge of neighbourhoods, market trends, and legal processes
Time and Stress Savings: We handle property searches, viewings, and the filtering out of unsuitable options.
Access to Off-Market Properties: We often have access to exclusive properties not listed publicly.
Negotiation Skills: We help secure the best price and terms, even in competitive markets. Our aim is to get you the best property for the best price.
Legal and Administrative Support: We guide you through the complex paperwork and legal requirements.
Understanding of Market Conditions: We help you make informed decisions based on local market variations.
Risk Minimisation: We assess properties for potential risks and hidden issues.
Streamlined Process: We manage the entire buying process, ensuring smooth transactions.
Cost Savings: Our expertise can lead to better deals and help avoid expensive mistakes.
Mortgage Advice: We can recommend trusted mortgage advisors.
Peace of Mind: With our expert handling of the process, you can feel confident and stress-free.
What’s the average timeline to complete a home purchase?
There is no fixed answer for this, when you get transfer of your home will largely depend on when the seller moves out of the property into their new home. This date is provided upfront by the selling agent and can vary from 4 weeks to 6 months.
The actual home purchase process (assuming the property is already vacant) typically takes 6 to 8 weeks. The key steps include:
- Offer & Agreement (1-2 weeks): Sign the purchase agreement and pay a 10% deposit.
- Mortgage Approval (2-4 weeks): Apply for a mortgage, including property appraisal.
- Notary Finalization (1-2 weeks): Finalize documents with the notary.
- Transfer (1 day): Sign at the notary and officially transfer ownership.
Delays can occur, but the process usually takes 6 to 8 weeks.
What are the ways in which you submit an offer in the Netherlands?
In the Netherlands, submitting an offer to purchase a property is typically done through a formal and structured process. There are a few different methods depending on the type of sale and whether the property is part of a competitive market. Here’s a breakdown of the most common ways to submit an offer:
1. Offer-by-Deadline (Inschrijven)
This is a popular method, especially in competitive markets, where a seller sets a deadline for receiving offers. Buyers are given a window of time to submit their bids, typically in writing, by a certain date. The offers are submitted without knowledge of competing bids, making this a “blind bidding” process. Once the deadline passes, the seller reviews all the offers and selects the one they find most appealing, not necessarily the highest bid. Factors such as conditions, contingencies, and terms can influence the seller’s decision. The offer is usually submitted through the seller’s real estate agent.
2. Direct Offer (Directe Bieding)
In some cases, especially with less competitive properties, you may submit an offer directly to the seller or through their agent, either by email or on paper. This is often done in response to the property being listed at a set price. While the offer may be negotiable, this method is typically more straightforward and involves less pressure than the offer-by-deadline process. The seller can either accept, reject, or make a counteroffer.
3. Negotiation via Real Estate Agent (Makelaar)
After you’ve visited a property and are interested in making an offer, we will present it on your behalf. The offer is often accompanied by a personal letter or a statement about your intended financing (e.g., mortgage approval). We help guide the terms of the offer to make it more attractive to the seller, including advising on whether to include contingencies like financing or inspection clauses.
4. Open Bidding (Open Biedingen)
Although less common, some sellers may opt for an open bidding process where offers are disclosed to all interested parties. This allows potential buyers to see the current highest offer and decide if they want to bid higher. This can create a competitive environment and may drive the price up. However, this approach is more typical in auctions or specific types of sales.
5. Auction (Veiling)
In rare cases, a property may be sold through an auction. This method is typically used for distressed sales or properties that need to be sold quickly. In an auction, prospective buyers place bids on the property, either in person or online, and the highest bid at the end of the auction wins. However, this is not as common for standard residential sales and tends to be used for more unique or foreclosure properties.
What types of insurance do I need as a homeowner?
Opstalverzekering (Building Insurance)
This is structural insurance for your home, and it’s mandatory if you own property. It is also mandatory in terms of your property mortgage.
Your policy should include coverage for the following: Windows and glass, Underground plumbing and piping and the roof including all related roofing components.
We advise discussing your options with your financial advisor or bank to ensure the right coverage.
Inboedelverzekering (Contents Insurance)
This covers your personal belongings, including TVs, appliances, valuables, and jewellery—anything that’s movable. If you already have contents insurance, don’t forget to inform your provider about your change of address. This insurance is essential for both homeowners and tenants.
Aansprakelijkheidsverzekering (Liability Insurance)
Personal liability insurance is a fundamental safeguard for all residents in the Netherlands. This policy ensures that you are protected in situations where you may be held financially liable for accidental damage caused to others. It covers a wide range of incidents, such as if you or your child accidentally damage property—whether by spilling a drink on someone’s laptop, damaging a neighbour’s fence while playing with a ball, or accidentally denting a car with a bicycle. Without this coverage, you would be directly responsible for the costs associated with these damages.
Given the unpredictable nature of accidents, this type of insurance is highly advisable for anyone living in the Netherlands. It’s relatively inexpensive and provides coverage for the entire family under one policy, making it both practical and cost-effective. Additionally, many banks offer straightforward options for securing this coverage, ensuring that you can easily integrate it into your financial plan.
Rechtsbijstandverzekering (Legal Aid Insurance)
While not as crucial as the insurances mentioned above, legal aid insurance can be helpful. It’s quite popular in the Netherlands due to the high cost of legal services. As a property owner, it’s advisable to consider it, especially if you foresee any legal issues that might arise.
Can I apply for building loan to renovate my home?
If you’re planning to renovate or do an extension on your home and require additional financing to do so, you can apply for a building loan. This building loan is applied for in addition to your mortgage and it’s interest rates vary.
During the property valuation (taxatie), you’ll need to inform the appraiser about the planned changes by submitting a “verbouwings specificatie” (renovation specification). This document should include a detailed outline of the renovations you intend to make, the scope of the project, and the estimated costs.
The property appraisal will consider both the current market value of your home and the anticipated value after the renovations are completed.
When planning your changes, remember to account for any necessary permits or fees required by local authorities, as these may impact the scope or cost of your renovations.
Once you’ve submitted all required documents, the lender will assess your application and decide whether to approve the additional funding. If approved, the funds are typically disbursed in stages as the renovations progress. For each stage, you’ll need to provide proof of completion before the next instalment is released.
It’s important to note that in many cases, the lender will cover only 70% of the renovation costs, and the remaining 30% must be paid by you to the notary at the time of registering the building loan. This 30% will then be deposited into a holding account along with the lender’s contribution to fund the renovation.
What relocation services do you offer?
We provide full relocation support beyond finding your property. We can assist with airport transfers, registering at the municipality, connecting utilities, and opening a Dutch bank account and more.
Do you offer corporate relocation packages?
Yes, we provide tailored corporate relocation packages designed to meet the unique needs of companies and their employees. Our services can be customized to align with your company’s relocation budget and requirements, ensuring a smooth transition for your staff. Contact us to discuss how we can support your team with a seamless move.
Do you provide after-move support to help clients settle in?
Of course we do! We’re here to assist you even after your move. This is the exact reason our clients keep coming back.