Dutch rental law in 2026: everything you need to know as a tenant

1 month ago

9 minutes reading time

Tenant reviewing rental contract with keys in Amsterdam apartment, symbolizing Dutch rental protections.

The tenants’ guide to Dutch rental regulations in 2026

Renting in the Netherlands often feels difficult to navigate. If you’re looking for a rental property, you’ll already know how competitive and stressful it can be.

That’s the bad news. The good news is that Dutch rental regulations mean tenants in the Netherlands have significant legal protections that make tenancies secure and fair.

Key protections for tenants in Dutch rental law

Protections for tenants in the Netherlands include:

1. The right to a written rental contract. So you know exactly where you stand.

2. Rent price controls. Including limits on how much the rent can be put up each year.

3. Security deposit regulations. So you can’t be charged an excessive amount, and your landlord can’t keep your deposit without a good reason.

4. The right to a safe, habitable home. With clear rules on which repairs your landlord must do.

5. Protection against unfair eviction. Your landlord can’t ask you to leave on a whim.

If your landlord fails to abide by the law, the Rent Commission provides an impartial dispute resolution service that means you won’t necessarily need to go to court to get them to follow the rules. It costs just €25 to start a claim.

1. Your right to a written rental contract in the Netherlands

Since The Landlords (Good Practices) Act came into force on 1 July 2023, all Dutch rental contracts must be in writing.

If you make any oral agreement with your landlord, they’ll need to put this in writing for it to be legally binding.

The written contract must include:

Whether it’s a temporary or permanent contract. Most contracts are permanent – temporary contracts are only legal in certain circumstances, such as for international students.

What you should do if repairs or maintenance work are needed during your tenancy. Most work should be the landlord’s responsibility, but tenants are sometimes responsible for minor jobs such as cleaning gutters.

The rental price and the date on which it can be increased each year. This protects you from random or unexpected rent increases.

How much your security deposit will be, and how you’ll get it back at the end of the tenancy.

Any service charges due.

When your landlord is allowed to enter the property. Usually, this should only be allowed with your permission unless there’s an emergency.

Who to contact if you have any questions or are in dispute with your landlord.

2. Rent price controls

Price controls are written into Dutch law, thanks to the Affordable Rent Act of 2024.

The Act means that rental prices for privately let properties are limited, and the amount that your landlord can increase the rent each year is also limited.

The limits are different depending on whether your property is considered ‘mid market’ or not, based on a Rent Check. This check looks at the property’s size, energy label and quality, and awards points for each.

Monthly rents for mid market properties are capped at €1,228.07 in 2026. Annual rent increases for 2026 are capped at 6.1%.

For properties above mid-market, rents are not capped, but the annual increase is capped at 4.4% in 2026.

If your landlord tries to increase rent above these levels, you can go to the Rent Commission for help.

It’s worth noting though that there are plans to relax these rules, so these details may change.

3. Security deposit regulations

As in most countries, landlords can ask you to pay a security deposit when you move into a property. But they can’t charge whatever they like, or take money off the deposit without a good reason. The Good Landlordship Act 2023 sets out rules for your security deposit.

The security deposit can be no more than 2 months rent – so if your rent is €1500 per month, your security deposit can’t be more than €3000.

At the end of the tenancy, it has to be returned within 14 days, and the landlord can only deduct money if:

You owe the landlord unpaid rent or service costs.

You’ve damaged the property (beyond normal wear and tear). This might include things like a broken window or a damaged wall.

The Energy Performance Fee (EPV) applies. This may apply if the landlord has made energy efficiency investments, such as insulation or solar panels, but only for very energy‑efficient homes, when explicitly agreed in the contract.

4. The right to a safe, habitable home

Dutch law sets out in detail which repairs are the responsibility of your landlord, and which are yours.

Small repairs are your responsibility as a tenant. You’ll be expected to do things like interior decorating, fitting a new toilet seat, or small maintenance tasks like oiling door hinges.

The landlord is responsible for most exterior repairs and anything major or structural. If the landlord fails to carry out these repairs within 6 weeks, you can contact the Huurcommissie (Rent Commission). They can investigate and may temporarily reduce your rent while the repairs are done.

5. Protection against unfair eviction

Your landlord cannot evict you simply because they’ve decided they want to move back into the property or to sell it.

The grounds on which they can end your lease include:

Serious rent arrears (usually 3 months of unpaid rent).

Breaking the terms of the rental contract. For example, illegally subletting or damaging the property.

An urgent need for personal use. This might happen if, for example, the landlord is getting divorced and would be homeless if they can’t move into the property. They’ll also need to show that you’re able to find an alternative, suitable property.

Renovation or redevelopment that would make the property uninhabitable.

If your landlord wants to evict you, they’ll need to give you at least 3 months notice in writing, and you’ll have 6 weeks to dispute it.

If you do, then the case will go to court, where a judge will determine whether the landlord’s eviction plans are reasonable and legal.

What if you want to leave the tenancy? Then you can do so any time without a reason, giving just 1 month’s notice.

Renter reviewing a tenancy contract in a Dutch apartment while landlord waits nearby, symbolizing careful rental decisions

How to avoid legal problems with your tenancy in the Netherlands

Dutch rental law is generally considered to be fair and comprehensive. It gives you important basic rights and means that, when you rent, your home will truly feel like yours. It’s not a temporary base or someone else’s home. As long as you pay the rent, it’s yours.

But this doesn’t mean that problems never crop up. Some landlords are less ethical than others, and some will try and push boundaries if they think they can. This means it’s important to:

Learn to identify and avoid unscrupulous landlords who are likely to break the rules. We wrote about this here, in 5 signs you should say no to a rental property.

Always check over any rental contract thoroughly before you sign, and ask the landlord if you’re unsure about anything.

Consider using our Rentbird Plus service. Rentbird Plus users get our expert help to make sure that the price is fair, and that every clause in the contract is reasonable and legal. So you’ll know you’re working with a landlord who plays by the rules.