How much is the brokerage fee?
We work on a no cure, no pay basis. For single property owners: Brokerage fee is 8% of the monthly rent. This is limited to the first 12 months of rental with no extra costs beyond this period. For multiple property owners: Brokerage fee is negotiable and depends on the number of properties. All fees exclude BTW / VAT. We charge no extra costs for contracts, marketing or initial valuation. Also good to know we charge no fee to the tenant. We solely represent the landlord.
What type of tenant do we provide?
We specialize in providing expat tenants for rental properties located in and around Amsterdam. Common employment sectors include:
> Finance, banking and accountancy > IT and information services > Advertising, marketing and PR > Science and pharma > Energy and utilities > Business, consulting and management > Environment and agriculture > Engineering and manufacturing > Media and publishing > Law > Retail and sales > Recruitment and HR
What all do we do?
As part of our service, we take care of: viewing sessions with prospect tenants, marketing your property in all the relevant places, drawing up of rental agreements in Dutch and English, performing check ins and check outs, drawing up of inspection reports and inventory lists, transferring utilities to and from tenants, being available as emergency contact and maintenance issues, updates to the rental agreement & preparing the property between tenants.
We also include the services for administrative, technical & financial management. You can find an overview here.
How much deposit / borg to ask from the tenant?
We usually go with 1 to 2 months rent as deposit. This varies on the quality of furnishings and interior. Sometimes a bank guarantee letter is sufficient in the case of companies and professional tenants.
Who will be in possession of the deposit throughout the rental?
This will be transferred directly to your account and stay in your possession until the time of refund after check out is processed. Monthly rent will also be transferred directly to your account.
In what condition should I hand over the property?
The property should be handed over in a (deep) clean condition and free of defects. This is something we help with and continue to maintain.
The importance of a well maintained property is of major importance when renting to an expat. They pay a good rent and should expect a good service in return.
We also recommend freeing the property of any personal items along with anything that might be considered of sentimental value.
How should the property be received at check out?
Our advice to the tenant is to always check out with the property in as similar condition as possible to check in. The tenant is obliged to do so as per the rental agreement. Our check in report will also be able to identify any differences from check in and check out.
What happens if the property has defects at check out?
This will be determined to be from wear and tear or through negligence. Generally wear and tear would be considered a cost for the landlord. Defects due to the tenant’s negligence would then be their responsibility.
Any costs relating to negligence will be deducted from the deposit and specified in the rental agreement.
What is included within the asking price?
We use an asking price excluding gas, water, electricity, tv, internet and local taxes (AFV & Waterschapsbelasting apply to the tenant). All other amounts including VVE, service costs, furniture rental, OZV, riool etc is included within the asking price.
Can the service costs, utilities or furniture rental amounts be increased to achieve a higher rent?
No, the amounts are regulated and based on actual amounts. The tenant has the right to ask for proof showing the actual costs. If higher, the tenant has the right to pay the lower amount and receive refund for any excessive amount that was paid.
Best is to always be transparent about the costs to avoid issues.
Can I increase the rental price?
Yes, you can adjust the basic rent every 12 months. The amount is usually based on inflation.
Additionally, with free sector properties, you can increase whenever you make major improvements to property.
How can I increase the rent?
You can trust us to take care of this for you. For your info:
- Tenant must be informed in writing about the increase
- Notice should be provided at least 2 months before the increase takes effect
- The old and new basic rent must be mentioned
- The percentage by which the rent is increased must be stated
- The date of which the increase takes effect must be mentioned
- The tenant must be aware they can object to the increase
Reasonable increase will usually cause no problem if the rules are followed.
Who should be in charge of the energy bills?
We aim for all utilities such as gas, water, electricity, tv and internet to be in the tenant’s name. However, sometimes this is not possible if the tenant is an expat who has no knowledge of Dutch language or if a company is renting for employees.
When inclusive, the utilities are separated from basic rent in the rental agreement. Each amount is then specified and recalculated based on the actual usage. We will assist with the calculation during and after rental.
Who pays the local taxes?
The landlord receives taxes as property owner such as OZB and Rioolheffing. This will continue to be your responsibility.
The tenant should receive AFV and Waterschapsbelasting directly from the Gemeente and Waternet. This will be their responsibility. If the landlord pays these amounts, the rental agreement will have an article referring to this and the appropriate action to take afterwards.
You can find more info on the 2016 rates for taxes here:
Who should be registered on the address?
The tenant must be registered or they risk receiving a fine.
What about subletting?
The landlord would always need to provide the tenant with written consent to sublet. The rental agreement clearly states this to avoid any confusion.
How can I terminate the rental agreement?
As landlord, you must abide by the rules if you seek to achieve termination:
- Notice must be given 3 months in advance. Another month is added for each year the tenant rents the property up to a maximum of 6 months
- Notice should be given by registered letter. Co-tenants must each receive a letter
- Letter needs to provide a reason permitted by law
- Letter must ask the tenant and co-tenant to confirm if they agree to the termination in writing. The lease can only be termination if written confirmation is provided
Generally, the landlord’s needs must outweigh the tenant’s needs to achieve termination and the tenant must be provided with adequate alternative housing. If the lease is terminated due to renovation or demolition, the landlord must cover any possible relocation fees.
What if the tenant rejects termination?
In this case the landlord can go to court after 6 weeks. The court will rule on the legality of the termination and give a date for vacating the property when ruled in the landlord’s favour.
Can the tenant terminate the rental agreement?
Usually the rental agreement includes a diplomatic clause so the tenant can terminate if their work is transferred to a place more than 50km from the property. Optionally, a notice of termination without this condition can be added to enable flexibility after 6 months. In all cases, the tenant must adhere to the notice period mentioned in the rental agreement. This can be anywhere from 1-2 months.
The rental agreement can also be for a fixed period and the tenant can only give notice when that period has expired. In this case you would need to give approval to any early termination.
What happens to a lease when a property is sold?
The rental agreement will always continue even if the property is sold to a new owner. The new owner must also respect the legal rules for termination.
This is also the situation when the new owner requires the property for their own urgent usage. In this case, the new owner can terminate for their own urgent usage 3 years after inform the tenant of ownership.
How to cancel a temporary rental agreement?
The landlord must still provide a 3 months notice of termination even if a definite end date is mentioned in the rental agreement. Otherwise, the rental agreement will automatically extend.
The rental agreement must clearly state the landlord intends to return to the property after the expiration date. Also it must be stated the tenant will need to clear themselves and belongings.
Only in some cases are tenants not protected with the right to indefinite rental. For example, houseboats, shop houses, serviced apartments and holiday homes are exempt.
Is it possible to evict a tenant?
The rental agreement can be terminated without a notice period if a tenant’s behavior justifies termination. This would usually require the tenant to either be in default of the agreement, a number of months behind in payments, a serious nuisance or inadequate in meeting their obligations. With this situation, the landlord can bring their situation before the court to determine if termination is justified.
What is the advantage of a property manager?
Many factors such as quality of tenant, less costs, tax benefits and more freedom. Our job is to take care of properties and maintain a high level of support for both landlord and tenant.
Sometimes landlords do it themselves or ask a friend. This can start out enthusiastically and fades over time when other day to day tasks take over. We however stay enthusiastic throughout the rental process. This is what we do, professionally.
Have a question?
What are the benefits?
Higher quality tenants
Improved rental income
Lower maintenance costs
Tax deductible service
More freedom, less stress!
Who all can benefit?
Property owners in & around Amsterdam
Property owners living locally or abroad
Multi property owners
Single property owners
Attorney’s for estates & trusts
Financial managers & advisors