Signing a rental contract is a significant commitment, and yet many expats sign without fully understanding what they have agreed to. The type of contract you receive determines your rights, your security of tenure and how much notice you need to give when you want to leave.
Since July 2024, the rules around rental contracts in the Netherlands have changed. A contract type that was common for expats (the temporary fixed-term contract) has been abolished for working professionals. Knowing which contracts still apply, and what each one means for you, is essential before you sign anything.
The Three Contract Models and Which Apply to Expats
In the Dutch private rental market, contracts are typically based on ROZ (Raad voor Onroerende Zaken) models. For working professionals and expats, two models are currently relevant: Model A and Model C. Model B, the temporary fixed-term contract, was abolished for this group as of 1 July 2024.
MODEL A — Open-Ended Contract (Contract voor onbepaalde tijd)
The standard rental contract: offers the strongest tenant protection.
- No fixed end date: the tenancy continues until you or the landlord bring it to an end
- You can give notice at any time, usually with one month’s notice
- The landlord can only terminate the contract under specific legal conditions
- Your tenant rights are fully protected under Dutch law
- The most common contract type since the 2024 legislation changes
- Suitable for: all expats and working professionals renting in the private sector
MODEL C — Diplomatic Clause Contract (Diplomatiek Beding)
An open-ended contract with a built-in owner-return clause.
- Based on an open-ended contract: your standard tenant rights apply
- Includes a specific clause: the landlord can reclaim the property if they return to live in it
- Notice period for the landlord is typically three months when invoking the clause
- Common when the owner is temporarily abroad and renting out their own home
- Very common for expats in Amsterdam: many properties are let under this model
- Always check the exact conditions of the diplomatic clause in your specific contract
MODEL B — NO LONGER AVAILABLE: Temporary Contract (Tijdelijk Contract)
Abolished for working professionals as of 1 July 2024 (Wet vaste huurcontracten).
Until 2024, landlords could offer temporary contracts for a fixed period, up to 2 years for independent homes, or up to 5 years for rooms. At the end of the term, the tenant had to leave without grounds for objection.
The Dutch government introduced the Wet vaste huurcontracten (Fixed Rental Contracts Act) on 1 July 2024 to give tenants more stability. As a result, landlords can no longer offer standard temporary contracts to working professionals in the private rental sector.
If you are currently being offered a temporary contract without a specific legal basis such as a diplomatic clause, ask your agent or a legal adviser to review it before you sign.
Hendriks Housing Tip
If you are unsure which contract model applies to your property, or if something in the contract is unclear, ask before you sign. We review contracts as part of our service and will flag anything that does not look right.
What to Check Before You Sign
Regardless of which contract model applies, there are several things every tenant should verify before signing. These are the issues we most commonly see:
- Service costs: what exactly is included? Water, internet, cleaning of shared areas, building maintenance? Ask for the breakdown.
- Rent increase clause: how and when can the landlord raise the rent, and by how much per year?
- Notice period: confirm how much notice you need to give and whether there is a minimum tenancy period.
- Diplomatic clause conditions: if the contract is Model C, read the clause carefully. The notice period and triggering conditions vary.
- Deposit amount and return conditions: how much, when is it returned and what deductions are permitted?
- Pets, subletting, alterations: check whether any restrictions apply that affect how you intend to use the home.
| A note on the points-based rent system (WWS) Since 2024, the Dutch government has also expanded the points-based rent regulation system (Woningwaarderingsstelsel) to include the mid-rental segment. This affects properties in the social and mid-market sectors. For higher-end private rentals, the free market typically still applies, but this is a developing area of legislation. For a definitive assessment of your specific contract and rental price, we recommend a review by a qualified legal adviser or housing consultant. |
How Hendriks Housing Can Help
Our agents are familiar with the standard contract models used in Amsterdam and review contracts as part of our service. We flag clauses that are unusual, explain what your rights are and, where relevant, advise you to seek specialist legal input before signing.
We also make sure you understand what you are committing to, not just at the point of signing, but for the duration of your tenancy. A contract you understand is a tenancy that starts on the right footing.
