This guide is for internationals who are moving to The Hague in 2026 and need to rent a home without being overcharged or scammed. After reading it, you will understand the difference between social and free sector rentals, know what a legal contract and deposit should look like, recognise the warning signs of a scam, and know exactly where to turn when something goes wrong.
- Understand the market: social vs free sector
- Where internationals actually find flats
- What a legal contract and deposit look like
- How to avoid rental scams
- Your rights and the Huurcommissie
- FAQ
Understand the market: social vs free sector
The Dutch rental market splits into two worlds, and knowing which one you qualify for saves a lot of wasted effort. According to Government.nl, about 75% of the roughly 3 million rental homes in the Netherlands belong to housing associations, which are mainly responsible for letting social housing. A home counts as social housing when the initial monthly rent at the start of the tenancy is under the rent limit for midprice tenancies, which is €932.93 in 2026.
Social housing is allocated by income. Each year, housing associations must let 92.5% of their vacant social homes to people with an income of up to €51,537 for a one-person household or €56,910 for a multi-person household (2026 figures), and no more than 7.5% to people earning above those limits. In regions with a severe shortage, associations may agree a higher free allocation percentage with the municipality and tenants’ association, up to a maximum of 15%. In practice, social housing is assigned through waiting lists and registration systems rather than by simply viewing a flat and signing, so most new arrivals do not get one quickly.
The free sector (liberalised private rental) is where most internationals actually rent. A tenancy is liberalised when the initial monthly rent is above the rent limit for liberalised tenancies, which is €1,228.07 in 2026. For these homes there is no points system and no maximum rent, so the landlord and tenant have more freedom to agree the price. Only self-contained housing can be rented this way; a room in a shared house cannot be liberalised and always has a maximum rent based on the points system. Between the two thresholds sits midprice housing, which is also subject to a rent ceiling.
One protection applies across the private sector: until 1 May 2029 the annual rent increase is capped by law. For 2026 the maximum increase is 4.4% (3.4% inflation plus 1%), compared with 4.1% in 2025.
Where internationals actually find flats
Because social housing runs on long waiting lists, most newcomers focus on the free sector. Flats there are found through online listing platforms, letting agents (makelaars), employer relocation services and expat housing agencies. Listing sites such as mylistingo.com let you filter by neighbourhood, budget and furnishing, which matters in a city where demand is high and good homes are let within days.
Move quickly and come prepared. Landlords and agents typically ask for proof of income, an employment contract or statement, and identification before they will consider you. A common rule of thumb in the private market is that your gross monthly income should be around three to four times the rent, but the official pages do not set this figure, so each landlord or agency decides its own income requirement case by case.
The municipality also plays a role. The City of The Hague explains on its housing pages that you may need to apply for an affordable housing permit before renting certain homes, and that people in urgent situations can request a declaration of urgency. Whether you qualify for either is assessed by the municipality on a case-by-case basis, so contact them directly rather than assuming you are eligible.
What a legal contract and deposit look like
A home is let under a tenancy agreement that sets out the rent and the terms both sides agree to. An oral agreement is legally valid, but it is much harder to prove, and since 1 July 2023 landlords are supposed to enter solely into a written tenancy agreement. Always insist on a signed written contract. It must include the date the rent is increased each year, maintenance agreements, house rules, and the signatures of both the tenant and the landlord.
Contracts are either for a fixed period or an indefinite period. The rules changed recently, so check your dates carefully. If you have a fixed-period agreement of up to 2 years (for example as an international student or asylum status holder) that was entered into on or after 1 July 2024, the tenancy ends automatically on the final date. The landlord must confirm this in writing at least 1 month but no more than 3 months before the tenancy ends, and you as the tenant may terminate before the final date. A fixed-period agreement of more than 2 years is not temporary: it cannot be ended before the final date unless both parties agree, and termination must be done by written notice sent by registered post.
On the deposit, the official pages provided here do not state a maximum amount or specific rules, so treat any figure a landlord quotes as something to check against independent legal advice rather than a fixed legal standard. Get the deposit amount and the conditions for its return written into the contract, and never pay a deposit before you have seen the property and signed. On maintenance, the general rule is that the tenant pays for minor repairs and the landlord pays for major repairs and maintenance.
How to avoid rental scams
Rental scams target newcomers precisely because they are under time pressure and unfamiliar with the market. The classic pattern is a listing that looks too good for the price, a landlord who claims to be abroad and cannot show you the flat in person, and a demand to transfer a deposit or first month’s rent before you have viewed the property or signed anything.
Protect yourself with a few firm rules. View the home in person, or have a trusted person view it for you, before paying a cent. Only pay once you have a signed written contract, since that is the standard the law now expects of landlords. Be wary of anyone who pushes you to skip these steps or pay by untraceable methods. If a landlord is behaving badly or renting out a home in a way that seems unlawful, the City of The Hague lets you report unwanted landlord behaviour through its housing pages, and municipal advisers can help with questions about your rent, maintenance or your landlord.
Your rights and the Huurcommissie
Once you are renting, you are not on your own. Complaints should first go to your landlord. If your landlord has a complaints committee (most housing associations and some private organisations do) and the issue is still not resolved, it becomes a dispute you can take further.
The main body for tenants is the Rent Tribunal (Huurcommissie), a national, independent agency that rules on disputes about rent levels, maintenance and service charges. It does not handle nuisance, housing benefit or business premises. You can use its Rent Check to work out the maximum rent for accommodation subject to the points system. If you and your landlord cannot resolve a dispute yourselves, you can start proceedings, which cost €25 for a private person and €500 for a company. You are allowed to bring an interpreter or adviser to a hearing.
For free help, The Hague has a local huurteam that can advise on rent levels, and the Juridisch Loket offers free legal advice to people on low incomes. If you spend a large share of your income on rent, you may also be eligible for housing benefit (huurtoeslag), which you apply for through the Tax and Customs Administration.
FAQ
What is the difference between social and free sector housing in 2026?
Social housing has an initial monthly rent under €932.93 (2026) and is allocated by income, mainly by housing associations through waiting lists. Free sector (liberalised) housing has an initial rent above €1,228.07 (2026), with no points system and no maximum rent, so the landlord and tenant agree the price. Most internationals rent in the free sector because social housing waiting lists are long.
Can my landlord raise the rent by any amount?
No. In the private sector the annual rent increase is capped by law until 1 May 2029. For 2026 the maximum increase is 4.4%, which is 3.4% inflation plus 1%. In 2025 the cap was 4.1%. If you believe your increase is too high, you can raise it with the Huurcommissie.
Does my rental contract have to be in writing?
An oral agreement is legally valid, but it is much harder to prove, and since 1 July 2023 landlords are supposed to enter only into written tenancy agreements. Always insist on a signed written contract that states the rent, the annual increase date, maintenance agreements, house rules, and both signatures. This also protects you against scams.
What can the Huurcommissie do for me?
The Huurcommissie is an independent national agency that rules on disputes between tenants and landlords about rent levels, maintenance and service charges. It does not deal with nuisance, housing benefit or business premises. Starting proceedings costs €25 for a private person, and you may bring an interpreter or adviser. In The Hague you can also get free advice from a local huurteam or, on a low income, the Juridisch Loket.
Official sources: denhaag.nl · government.nl
Last verified: 9 September 2026 against the official pages linked above. Rules and fees change; the official page always wins. General information, not legal or tax advice.
