This guide is for internationals arriving in or already living in The Hague who need to rent a home and want to avoid the common traps. After reading it, you will understand the difference between social and private (free sector) rentals, know what a legal contract and deposit should look like, recognise the warning signs of a rental scam, and know where to turn if something goes wrong.
- Free sector vs social housing
- Where internationals actually find flats
- What a legal contract and deposit look like
- How to spot and avoid rental scams
- Your rights: rent limits, the Huurcommissie and free help
- FAQ
Free sector vs social housing
The Dutch rental market has two main tracks, and knowing which one you fall into 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 mainly let social housing.
Social housing is defined by its starting rent. For tenancy agreements that start in 2026, a home counts as social housing when the initial monthly rent is under € 932.93. Housing associations must let 92.5% of their vacant social homes to people whose income is up to € 51,537 for a one-person household or € 56,910 for a multi-person household (2026 figures). Only 7.5% of vacant homes can go freely to higher incomes, although in regions with a severe shortage the municipality, the housing association and the tenants’ association can agree a higher free-allocation share, up to a maximum of 15%. Social homes are allocated through waiting lists and registration systems, not through quick private deals, so expect a wait.
Private (free sector) housing is where most newly arrived internationals end up, because it is available faster. A tenancy is liberalised when the initial monthly rent is above the liberalisation limit, which is € 1,228.07 for agreements starting in 2026. In this sector there is no points-based maximum rent and the tenant and landlord have more freedom to agree the rent and services. Note that only self-contained housing can be rented as free sector. A room in a shared house is never free sector and always has a maximum rent based on the points system.
There is also a middle band, sometimes called midprice, between the social limit of € 932.93 and the liberalisation limit of € 1,228.07, where rent ceilings and the points system still apply.
Where internationals actually find flats
Because social housing runs on waiting lists, most people moving to The Hague for work start in the private sector. In practice, internationals find flats through online rental platforms and listing sites, through licensed letting agents (makelaars), through employer relocation support, and increasingly through curated listing services that filter out unreliable landlords. Word of mouth through colleagues and expat networks also helps, since good homes are often taken within days.
Whichever channel you use, register with the municipality once you have an address, and check your eligibility for support. The City of The Hague notes that residents in certain situations can apply for a declaration of urgency and for an affordable housing permit, and that municipal advisers can help with questions about rent, maintenance or your landlord. If a landlord is behaving badly, the municipality also has a route to report unwanted behaviour.
A realistic plan is to secure a private-sector home first so you have a legal address, then register for social housing in parallel if your income qualifies, knowing the wait can be long.
What a legal contract and deposit look like
A tenancy agreement sets out the terms agreed between you and the landlord, including the rent and whether the tenancy is for a fixed or an indefinite period. Government.nl states that the agreement must include the date on which the rent will be increased each year, maintenance agreements, house rules, and the signatures of both the tenant and the landlord.
An agreement does not legally have to be in writing, and an oral agreement is also valid, but it is much harder to prove. Since 1 July 2023, landlords are supposed to enter solely into written tenancy agreements, so insist on paper. Never rely on a handshake.
Pay attention to the contract type. A fixed-period agreement of up to 2 years entered into on or after 1 July 2024, for example for an international student, ends automatically on the final date, and the landlord must confirm this in writing at least 1 month but no more than 3 months before the tenancy ends. As the tenant, you can end such a contract before the final date. A fixed-period agreement of more than 2 years is not temporary and cannot be ended before the final date unless both parties agree, and termination must be by written notice sent by registered post.
On rent increases, the private-sector annual increase is capped by law until 1 May 2029. In 2026 the maximum increase is 4.4% (3.4% inflation plus 1%). For maintenance, the general rule is that the tenant pays for minor repairs and the landlord for major repairs and maintenance.
On deposits, the official pages provided here do not state a maximum deposit amount, so treat the deposit as a figure to confirm in writing in your contract, and make sure the agreement states how and when it will be returned. Do not assume an unwritten amount is standard.
How to spot and avoid rental scams
Rental scams target newcomers who feel pressure to sign quickly in a tight market. The safeguards above are also your best defence. Because a landlord is supposed to provide a written agreement, refusing to put anything on paper is a red flag. Because the contract must carry both signatures and clear terms, vague or missing terms should worry you.
Be cautious when a landlord asks for a deposit or several months of rent before you have seen the property or received a written contract, especially by untraceable transfer. Since the official pages do not set a fixed deposit figure, an unusually large upfront demand deserves extra scrutiny. Verify that the person letting the home is who they claim to be, view the property in person or through a trusted representative, and keep every message and receipt. If a landlord is behaving badly, remember that the City of The Hague offers a way to report unwanted behaviour and that municipal advisers can help.
Your rights: rent limits, the Huurcommissie and free help
You have real protection even in the free market. If your tenancy is not liberalised, the rent is subject to a ceiling based on the quality of the home, worked out through the rent points system. To check whether you are paying too much, Government.nl points to the Rent Check, and the City of The Hague notes that you can calculate the rent for your home on the Rent Committee (Huurcommissie) website.
The Huurcommissie (Rent Tribunal) is a national, independent and impartial body that can rule on disputes between tenants and landlords about rent levels, maintenance and service charges. It is an out-of-court dispute resolution service, not a court. It does not deal with nuisance, housing benefit or business premises. Most proceedings cost € 25 for a private person and € 500 for a company or organisation. As a tenant, you can start proceedings on matters such as the rent charged under a new agreement, rent decreases due to defective maintenance, rent decreases under the points system, and annual service-charge settlements.
You do not have to navigate this alone. Government.nl notes that local huurteams can advise on rent levels in cities including The Hague, and that 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 rent benefit, which you apply for through the Tax and Customs Administration.
FAQ
What is the difference between social and free sector rent in 2026?
The dividing lines are set by the starting rent. For agreements starting in 2026, a home counts as social housing when the initial monthly rent is under € 932.93, while a tenancy is liberalised (free sector) when the initial rent is above € 1,228.07. Social homes are allocated through housing associations to income-qualifying tenants, while free-sector homes have no points-based maximum rent and more freedom to agree terms.
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, and for 2026 the maximum increase is 4.4%, made up of 3.4% inflation plus 1%. If your home is not liberalised, the rent is also subject to a ceiling based on the points system, and you can check the maximum using the Rent Check or the Huurcommissie website.
How much deposit can a landlord ask for?
The official pages used for this guide do not state a maximum deposit amount, so the safest approach is to agree the deposit in writing in your contract and make sure the agreement explains how and when it will be returned. Be wary of large upfront payments demanded before you have a signed written contract, as that is a common feature of scams.
What can I do if I have a dispute with my landlord?
First raise the complaint with the landlord. If it cannot be resolved, disputes about rent levels, maintenance or service charges can be brought to the Huurcommissie, which most proceedings cost € 25 for a private person. You can also get help from a local huurteam, which advises on rent levels in The Hague, or from the Juridisch Loket for free legal advice if you are on a low income.
Official sources: denhaag.nl · government.nl
Last verified: 7 September 2026 against the official pages linked above. Rules and fees change; the official page always wins. General information, not legal or tax advice.
