There are a number of things you need to know before entering the job market in the Netherlands, such as: the make-up of the Dutch employment market, finding a job here as an expatriate, Dutch labor law, the Dutch social security system etc.
There is a considerable variety of properties to choose from, although much depends on the area where you want to live, the living space needed and your budget. There is a good choice of rental properties in the so-called Randstad area, in the western part of the country, where most international companies are based (Amsterdam, The Hague/Wassenaar, Rotterdam and Utrecht). One can find a house for sale or for rent via advertisements in the newspapers, on notice boards at the women’s clubs, international schools or churches, or by driving around and looking out for the signs saying Te Koop (for sale) or sometimes Te Huur (for rent). But the best way to explore the market is by looking at Internet sites such as www.funda.nl (in Amsterdam www.mva.nl), or www.jaap.nl, or www.zah.nl.
Though you can go a long way on your own with the help of the Internet, it still remains advisable to contact an agent for the actual house-search and negotiation phase. Most expatriates have never lived in the Netherlands and are therefore not familiar with the price ranges, local contracts, ‘invisible’ obligations, laws and customs. Using an agent, even though this is more expensive, will help you get a good impression of the living area, speed up the search for suitable accommodation, and get a better deal on the property. Another advantage to using an agent is that they have access to a computerized multiple-listing system which keeps them completely up-to-date on properties available in their district. More on the real estate agent further on.
YOU HAVE DECIDED TO BUY
Fixtures and Fittings The purchase price excludes furniture, carpets, curtains, light fixtures and sometimes kitchen appliances. You must reach a clear agreement with the seller on which goods are included in the purchase.
Deposit The deposit on the house is generally 10% of the purchase price – to be paid by the buyer a few days after the deal has been made – and can be replaced by a bank guarantee issued by a Dutch banking institution.
Resolutive Conditions If you need to obtain a mortgage to finance the purchase, any purchase agreement should be made subject to financing. Other possible resolutive conditions could regard being able to obtain a permit to occupy the real estate, or the option of having a constructional survey carried out.
Negotiations Prices and conditions quoted are usually negotiable. Your agent and the seller’s agent will negotiate in close consultation with you and the seller.
Costs The costs of purchasing a house in the Netherlands amount to approximately 10% of the price of the house (this is not the same as the 10% down payment!). These expenses include, among others appraisal costs, notary costs, administrative fees and transfer tax. Several of these are tax-deductible and can be declared on your income tax return.
Transfer of Ownership The verbal agreement is put in writing in the purchase deed (voorlopige koopakte) which is sent to the civil-law notary who will deal with the conveyancing. Note: a three-day ‘cooling-off’ period starts the day after you receive a copy of the signed contract. During this time, you can cancel the deal without any repercussions and without having to state the reason.
The transfer of ownership takes place at the civil-law notary’s office by means of a deed of transfer to be drawn up by the notary and to be signed by you, the seller, and the notary.
The notary takes care of the financial settlement of the transaction and ensures that the deed of transfer is entered in the public registers (Land Registry). The transfer is then official and you are given the keys of your new house.
YOU HAVE DECIDED TO RENT
Types of Rental Properties Different combinations are possible:
• Unfurnished (Ongemeubileerd). This offers the barest of necessities – namely, empty.
• Semi-furnished (Gestoffeerd). Semi-furnished contains some furnishings and carpeting, and possibly a few appliances.
• Furnished (Gemeubileerd). The apartment is ready to be moved into. Ask for a complete inventory list before agreeing to anything. Utilities are (usually) included.
The Rental Contract Many rental contracts have been especially designed to meet the needs of expatriates, and include an English translation. Among others, rental contract usually includes the following items, plus clauses on responsibility for repairs:
• rent: payable one month in advance
• a deposit: usually one month; sometimes 2 or 3-months
• user’s costs, usually not included in the rent; utilities, municipal levies and garden maintenance.
In connection with repairs, you should do a thorough walk-through of the house or apartment, verifying damages and the need for repairs and improvements – and who will be responsible for arranging and paying for these – before you sign on the dotted line.
Diplomatic Clauses A diplomatic clause can be included in the rental contract to ensure that, even though the rental agreement may not have expired, the property can be vacated after a notification term mutually agreed upon in advance. For instance, should the lessor be relocated to the Netherlands and need his property for personal use again, or should you be relocated to another country.
Verbal Agreements A word of warning: a verbal contract is binding under Dutch law. Therefore, unless you are absolutely sure you will take the property, do not make any verbal commitment!
Checking In You are handed the keys to the property after the contracts have been signed and the rent and deposit have been paid to the account of the agent. An inspection report and check/inventory list is filled out regarding the condition of the house, furniture, inventory, fixtures and fittings, exterior and garden. This is signed by both parties.
Terminating the Rental Contract You inform (remind) your landlord well in advance as to when the contract for your apartment will expire and when you will be leaving. You do this by way of a registered letter. Note!: If you do not specifically stipulate in writing that you will be leaving after one year, the contract undergoes a stilzwijgende verlenging or silent continuance. You will be liable for a full year of rental fees and will at the very least forfeit your deposit if you move out anyway!
Checking Out Before leaving, a check-out is done based on the checklist made when moving in. If all is found to be satisfactory and all bills have been paid, your deposit will be paid back within three months. If necessary, the costs of restoring the rental property back to the required state will be deducted from the deposit in accordance with the bills provided by the landlord.
USEFUL REFERENCES
GENERAL Ministry of Housing, Spatial Planning and the Environment
Ministerie van Volkshuisvesting, Ruimtelijke Ordening en Milieubeheer: www.vrom.nl/international
ORGANIZATIONS Nederlandse Vereniging van Makelaars, NVM
Dutch Association of Real Estate Brokers: www.nvm.nl
Dutch Housing Association
Vereniging Eigen Huis: www.eigenhuis.nl
Consumentenbond - Consumer Society: www.consumentenbond.nl
KNB, Koninklijke Notariële Beroepsorganisatie – Royal Dutch Notaries: www.notaris.nl
Dutch Customs, Douane Nederland: www.douane.nl
Tax and Customs Administration
Steenvoordelaan 370, 2284 EH Rijswijk
P.O. Box 3080, 2280 GB Rijswijk
Tel.: 070 372 49 05
RECOMMENDED READING
Housing in Holland – 2.0
By Connie Moser
Published by XPat Media
A book especially developed in order to guide the English-speaking foreigner through the process involved in renting or purchasing a house in Holland.
Internet: www.hollandbooks.nl – www.housinginholland.nl
Holland Real Estate Yearbook 2011
Published by Real Estate Publishers
Contains extensive information on major real estate projects in the Netherlands, the top market players and industry trends.
Internet: www.europe-re.com
