Understanding the Market
The Dutch rental market is a minefield of scams and illegal practices, particularly in the current housing crisis. Desperate to find a place to live, many renters fall victim to fraudsters who exploit the situation. Scammers are becoming more sophisticated, making it harder to spot them before it’s too late.
This can lead to significant financial loss, stress, and the heartbreaking realization that your dream home was just a mirage. The good news is that by staying informed and vigilant, you can protect yourself from these scams and avoid the pitfalls that many others have fallen into.
In this article, we’ll explore how to identify scams, the illegal practices some real estate agents use, and essential steps you should take to ensure your safety when renting in the Netherlands.
Scams Are a Huge Problem Now
Scams are rampant in the Dutch rental market, especially with the housing crisis driving up demand and desperation. Scammers often target expats, international students, and temporary workers who may be less familiar with local practices and under pressure to find housing quickly.
Facebook: The Epicenter of Rental Scams
If you want to avoid rental scams, the best thing you can do is avoid searching for rentals on Facebook. It’s estimated that 90%+ of rental scams occur on this platform. While Facebook might offer a wide range of listings, it’s also where scammers thrive due to the lack of verification and oversight. By steering clear of Facebook, you eliminate the vast majority of scams right away.
Tip: Check out comparison of all Dutch rental platforms to see which you could leverage instead of Facebook.
How to Spot a Rental Scam
Here are some red flags to watch out for:
Suspiciously Low Prices: If a listing seems too good to be true, it probably is. Compare prices with similar properties to gauge whether it’s realistic.
Switching to WhatsApp: Be cautious if the 'landlord' quickly wants to move communication to WhatsApp. This is a common tactic to avoid leaving a trace.
Low-Quality or Misleading Photos: Be wary of beautiful yet poor-quality images, especially if they show features uncommon in the Netherlands, like British electrical sockets.
Refusal to Conduct Viewings: Scammers often demand a down payment before you’ve seen the property. Insist on viewing it, either in person or via a video tour.
Avoiding Written Communication: If the person avoids putting things in writing and prefers phone calls, it could be a scam to avoid creating a paper trail.
No Request for Documentation: Legitimate landlords will ask for IDs, income confirmation, and other documents. If they don’t, something is off.
Poor Language Use: Scammers might use broken English or overly formal language to sound convincing.
Requests for Payment through AirBnB: This is a common scam tactic. Legitimate landlords don’t ask for payment through platforms like AirBnB or Booking.com.
Involvement of Third Parties: Claims of a "friend" handling the process should raise red flags.
Upfront Fees: You should never be asked to pay fees before securing the rental. This includes deposits or reservation fees.
Illegal Practices by Real Estate Agents
Not all scams come from shady individuals online. Some real estate agents engage in illegal practices to exploit tenants. Here’s what to watch out for:
Double Charging: Dutch law states that an agent can charge a fee to only one party—either the landlord or the tenant, not both. Some agents try to charge tenants for additional services like "consultation" or "guidance," which is illegal if they’re already being paid by the landlord.
High Deposits: The maximum legal deposit in the Netherlands is two months' rent. Anything higher is illegal. Make sure to check the terms before agreeing to pay a deposit.
Always Verify with a Viewing Before Payment
Never pay anything before you’ve seen the property, either in person or through a video tour. Scammers often avoid showing the property, making excuses or demanding payment first. A legitimate landlord or agent will always be willing to show the property, either in person or via a video call. This step is crucial to ensuring the listing is real and matches the description.
If you’re unable to view the property in person, request an online video tour over WhatsApp. This allows you to see the property’s condition and specific features, reducing the risk of falling victim to a scam.
Conclusion
Scams and illegal practices are prevalent in the Dutch rental market, but you can protect yourself by staying informed and vigilant. Avoiding high-risk platforms like Facebook, recognizing the signs of a scam, and understanding your rights as a tenant are all essential steps in securing a safe and legitimate rental.
At Uprent, we combine listings from many rental platforms into one place, ensuring you have a wide selection to choose from. We never include untrusted platforms. Stay safe, stay informed, and trust your instincts—because your next home is out there, and it’s worth the extra effort to ensure it’s the right one.