How Rental Contracts Work in the Netherlands

Overview of Rental Contract Types

Permanent Rental Contracts (Vast Huurcontract)

What is a permanent contract?

A permanent rental contract has no fixed end date. The contract continues indefinitely until it is formally terminated.

Both tenant and landlord can end the contract, but Dutch tenant protection laws make this difficult for landlords. In practice, this gives tenants strong housing security.

Why this is now the norm

Since July 1st 2024, new tenants in the Netherlands generally receive permanent contracts by default. Temporary contracts are now only allowed in specific situations defined by law.

This change was introduced to increase housing stability after years of insecurity caused by short-term rentals.

Advantages for students

• Strong legal protection
• Stable housing situation
• No forced moving every year
• Predictable rent conditions

Disadvantages

• Harder to obtain
• Landlords are more selective

Best strategy

A permanent contract is ideal if you:

• Study for multiple years in the same city
• Plan to stay in the Netherlands after graduating
• Already have income or a guarantor

Students should treat permanent contracts as the long-term goal of their housing search.

Temporary Rental Contracts (Tijdelijk Huurcontract)

What is a temporary contract?

A temporary rental contract always includes a fixed end date, with a maximum duration of two years.

The contract ends automatically on that date. The landlord must inform the tenant in writing between one and three months before the contract expires.

Historical context: 2015–2024

Between roughly 2015 and 2024, temporary contracts became extremely common in the Netherlands. Housing reforms allowed landlords to offer short-term rentals more easily, and many students experienced frequent relocations as a result.

Because this created insecurity for renters, the law was changed again in 2024 to restore permanent contracts as the standard.

Current situation

Today, temporary contracts are only allowed in specific cases, such as:

• Certain target groups (for example students)
• Clearly temporary housing situations
• Legal exceptions like vacancy or temporary absence

Advantages

• Easier entry into housing
• Lower commitment
• Useful for short study periods

Disadvantages

• No long-term security
• Frequent moving required
• Difficult to build stability in a city

Best strategy

Accept a temporary contract if you stay less than one or two years, are on exchange, or need housing quickly while continuing to search. Temporary contracts should usually be viewed as a transition step, not a permanent solution.

Subletting (Onderhuur / Tussenhuur)

What is subletting?

Subletting means renting a room or apartment from another tenant instead of directly from the landlord.

Common examples include:

• A student going abroad for a semester
• Temporary work or internship abroad
• A tenant renting out their room while away (often called tussenhuur or using a diplomatenclausule)

Why students often start here

Subletting is often the fastest way to get housing in competitive cities. Many students first move into a sublet to establish themselves locally while continuing their search.

Advantages

• Fast access to housing
• Flexible duration
• Lower entry barriers
• Allows you to register locally and search in person

Disadvantages and risks

• Usually temporary
• Less legal protection
• Requires landlord permission
• Risk of illegal subletting if rules are ignored

Students should always verify that the main tenant has permission to sublet.

Best strategy

Subletting works best if you just arrived in a new city, need housing for a few months, or want a base while searching for permanent housing. For many students, subletting is the entry point into the Dutch housing market.

Special Contract Types Students May Encounter

Besides the main categories, you may see several specialised contracts:

Target-Group Contracts

Permanent contracts linked to a specific group, such as students. The contract may end when you are no longer part of that group.

Hospita Rental

You rent a room in a home where the landlord also lives. The landlord has additional rights to terminate the contract under certain conditions.

Diplomatenclausule (Tussenhuur)

Temporary rental while the owner or tenant is abroad, with an agreed return date.

Leegstandwet Contracts

Temporary rental of homes awaiting sale, demolition, or renovation. These have limited protections and fixed permissions from the municipality.

Short-Stay or Logies Contracts

Used for holiday homes or short accommodation. These typically offer no tenant protection and are uncommon for regular students.

Choosing the Right Housing Strategy

If you want stability

Aim for a permanent contract. Best for: full-degree students, working students, and graduates staying in the Netherlands.

If you need flexibility

Consider a temporary contract. Best for: exchange students, one-year master's students, and people uncertain about their plans.

If you are just starting out

Begin with subletting. Best for: newly arrived students, students who need housing quickly, and students who don't know the city yet.

For most students, the housing journey looks like this: start with subletting → transition to a temporary contract → aim for a permanent contract. Each step gives you more stability and legal protection.