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Landlords want to know one thing: can you pay the rent? If you can answer that question convincingly, with payslips, bank statements, savings, a guarantor, or a combination of the above, you have a genuine chance.
No Employment Contract? Here's how to still win a rental in the Netherlands
7 hours ago
6 minutes reading time
No fixed contract? Build a stronger application and stand out to landlords.
You've found a place you like. The location is right. The price works. You're ready to apply.
Then the landlord asks for proof of employment.
And suddenly, things feel a lot more complicated.
Then the landlord asks for proof of employment.
And suddenly, things feel a lot more complicated.
If you're an expat, freelancer, remote worker, student, or someone who has just relocated, you might be wondering whether you even stand a chance without a Dutch employment contract.
Here's the short answer: yes, you do.
It takes a bit more preparation but it's entirely possible. And knowing what landlords are actually looking for makes all the difference.
Why landlords ask for employment contracts
Before getting into solutions, it helps to understand the problem from the landlord's side.
When a landlord rents out a property, they're taking a financial risk. They want to know that you can pay the rent: every month, reliably, for the duration of the tenancy.
A Dutch employment contract is one of the easiest ways for them to verify that. It's stable, verifiable, and familiar.
But it's not the only way to demonstrate financial reliability.
Landlords care about the underlying question: can this person afford the rent? Not the specific document. Which means there are other ways to answer that question convincingly.
What you can use instead
Proof of income from a foreign employer
If you work remotely or have just relocated and your contract is with a company outside the Netherlands, don't panic.
Many landlords will accept:
- Recent payslips (typically the last 3 months)
- An employer letter confirming your role, salary, and contract type
- Bank statements showing regular income
The key is to make it easy for the landlord to understand your situation. A well-presented package of documents goes a long way.
Freelance or self-Employment income
If you're a freelancer or self-employed, you'll likely need to work a little harder to demonstrate income stability but it's very doable.
Useful documents include:
- Recent tax returns or annual income statements
- A client overview or active contracts
- Bank statements showing consistent income over the past 6–12 months
- A letter from your accountant confirming your financial position
The more consistent and well-documented your income looks, the more reassuring it is for a landlord.
Savings as a buffer
Even if your income is variable or hard to verify, a healthy savings balance can reassure a landlord that you're not a financial risk.
Some landlords, particularly private landlords, are willing to accept a larger deposit or prepaid rent in exchange for the security it provides.
If you have significant savings, don't be afraid to mention this when applying. It's not showing off. It's answering the landlord's underlying concern.
Some landlords, particularly private landlords, are willing to accept a larger deposit or prepaid rent in exchange for the security it provides.
If you have significant savings, don't be afraid to mention this when applying. It's not showing off. It's answering the landlord's underlying concern.
A Guarantor
A guarantor is someone who agrees to cover your rent if you can't pay it yourself.
This is a common arrangement for students and younger renters, but it can also work for expats or freelancers who haven't yet built up a Dutch financial track record.
The guarantor typically needs to demonstrate their own financial stability, so a family member with a stable income or solid savings is often the best option.
Student documentation
If you're an international student, your university acceptance letter and proof of funding (a scholarship, student loan, or parental support letter) can serve as your income proof.
Some universities also have housing offices that can connect you with landlords familiar with international students. Worth exploring before you go it alone.
How to make your application stand out
Having the right documents is step one. Presenting them well is step two.
A few things that make a real difference:
Put everything in one place. Create a simple rental dossier: a PDF or folder with your ID, income documents, references, and a short personal introduction. Landlords dealing with multiple applications appreciate not having to chase paperwork.
Write a short cover note. A brief, professional message explaining your situation (who you are, what you do, why you want the apartment, and how long you plan to stay) can humanise your application in a way that documents alone can't.
Be upfront about your situation. Trying to hide the fact that you don't have a Dutch employment contract is likely to backfire. Addressing it directly and confidently, with supporting documents, is always the better approach.
Move quickly. The Dutch rental market moves fast. If you're ready to apply with a complete dossier, you have a real advantage over applicants who are still gathering paperwork.
What if a landlord still says no?
Some landlords, especially larger property management companies, have strict policies around Dutch employment contracts. That's not personal; it's policy.
But the rental market is varied. Private landlords tend to be more flexible. Expat-friendly agencies often have experience placing tenants without local contracts. And some properties are specifically marketed to international renters.
If one application doesn't work out, it doesn't mean the next one won't.
The key is to go in prepared, be honest about your situation, and present your financial reliability as clearly as possible.
The bottom line
Not having a Dutch employment contract is a hurdle, not a wall.
Landlords want to know one thing: can you pay the rent? If you can answer that question convincingly, with payslips, bank statements, savings, a guarantor, or a combination of the above, you have a genuine chance.
Prepare your documents.
Present them clearly.
And don't be discouraged by the first landlord who says no.
Present them clearly.
And don't be discouraged by the first landlord who says no.
The right apartment is out there. And you don't need a Dutch contract to find it.
At Rentbird, we help you search smarter, so you can spend less time refreshing listing pages and more time actually moving in.
Stef van Vliet
CEO
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