Dutch rental terms explained: kale huur, servicekosten, borg and more

• Basic rent (kale huur). The rent for the home itself, without service costs or energy. The legal limits, the deposit cap and rent increases are all based on this figure, so ask for it whenever a listing shows only a total.
• Service costs (servicekosten). Extra charges for things the landlord provides on top of the home, such as cleaning of shared areas, a caretaker, furniture, or energy supplied through the landlord. Under the Good Landlordship Act they must be based on costs actually incurred, without profit, and you are entitled to a yearly itemised statement, which according to the national government must reach you by 1 July of the following year.
• Total rent (totale huur, huur inclusief). Basic rent plus service costs. Most people compare listings on this number, but your protections depend on the basic rent.
• All-in rent (all-in huur). One single price without a breakdown. You can ask the landlord to split it into basic rent and service costs, and the Rent Tribunal can do the split if you disagree.
• Gas, water and electricity (gas, water en licht, g/w/l). Often you sign your own energy and water contracts; sometimes they are included as service costs. Listings that say exclusief g/w/l mean energy is extra; see utilities in the Netherlands.
• Municipal and water-authority charges (gemeentelijke belastingen, waterschapsbelasting). Waste collection and sewage charges are usually billed to the occupant, not included in the rent.

From 1 January 2027, according to the national government, new contracts may list at most eight types of service cost, and landlords will not be able to add new service costs without agreement. Check the rules again if you sign after that date.

• Deposit (borg, waarborgsom). Security for the landlord. For contracts signed since 1 July 2023 it may be at most two months' basic rent (older contracts: up to three). At the end of the tenancy the landlord must return it within 14 days, or within 30 days if costs are deducted, with a written explanation. Only four deductions are allowed: unpaid rent, unpaid service costs, damage you are responsible for, and an unpaid energy performance fee. Administration costs may not be deducted.
• Key money (sleutelgeld). A payment just for getting the keys or the contract. It is not allowed. If you paid it, keep proof; the government says you can reclaim it through the courts.
• Agency fees (bemiddelingskosten, makelaarskosten). An agent who advertises a home on behalf of the landlord works for the landlord and may not also charge you. You only pay an agent you hired yourself to search for you.
• Contract or administration costs (contractkosten, administratiekosten). The costs of drawing up a contract may not be passed on to the tenant. A landlord may only charge for something you actually receive, such as a name plate.
• Takeover costs (overnamekosten). What you pay the outgoing tenant for items they leave, such as curtains or flooring. This is a voluntary deal between you and them, and you can refuse items you do not want.

• Indefinite contract (huurcontract voor onbepaalde tijd, vast contract). The standard since 1 July 2024. It runs until someone gives notice, and the landlord can only end it on legal grounds, usually through the courts.
• Temporary contract (tijdelijk huurcontract). Since 1 July 2024 only allowed for specific groups and situations, such as students moving for their studies, people temporarily housed during renovation, or some people moving out of emergency housing. It lasts at most two years. The landlord must remind you in writing one to three months before the end date; if the contract is extended, it becomes indefinite. Temporary contracts signed before 1 July 2024 keep their old rules until they end.
• Diplomat clause (diplomatenclausule). Used when an owner rents out their own home while living abroad for a while. When they return, the tenancy can end. With such a sublet you usually cannot give notice before the end date.
• Lodger rental (hospitahuur). You rent a room in a home where the landlord also lives. During the first nine months the landlord can end the tenancy more easily; after that, normal protection applies.
• Subletting (onderhuur). The main tenant (hoofdhuurder) rents part or all of the home to you. Subletting a whole home without the owner's permission is usually not allowed and can end the main tenancy, which puts you at risk too. Always check whether you can register at the address.
• Room in a shared house (kamer, onzelfstandige woonruimte). A room where you share the kitchen, toilet or bathroom. Rooms have their own points table and their own maximum rents.

• Points system (woningwaarderingsstelsel, WWS, puntensysteem). Every home receives points for its size, facilities, energy label, outdoor space and property value (WOZ-waarde). The points determine the maximum legal rent for social and mid-rent homes.
• Social rent (sociale huur). Up to 143 points. For contracts starting in 2026 the initial basic rent is at most €932.93 a month. Most social homes belong to housing associations (woningcorporaties), have income limits and long waiting lists.
• Mid-rent (middenhuur). 144 to 186 points, with a basic rent up to €1,228.07 in 2026. Since the Affordable Rent Act, new contracts in this range are capped at the points-based maximum.
• Free sector (vrije sector, geliberaliseerde huur). 187 points or more. There is no maximum starting rent, but annual increases are capped until 1 May 2029.
• Energy label (energielabel). Affects the points. Homes of 40 m² or more with label E, F or G lose points (from 4 to 15), and very efficient homes gain many points. The landlord should be able to show you the label.
• Rent check (Huurprijscheck). The Rent Tribunal's free online calculator that estimates the points and maximum rent of a home.

• Annual rent increase (jaarlijkse huurverhoging). The landlord must announce it in writing at least two months before it takes effect. Maximums for 2026: 4.1% for social homes from 1 July 2026, 6.1% for mid-rent homes, and 4.4% for free-sector homes from 1 January 2026.
• Notice period (opzegtermijn). As a tenant you usually give one month's notice in writing, without a reason. The landlord can only give notice on legal grounds and with a notice period of three to six months, depending on how long you have lived there; you do not have to move unless you agree or a court decides.
• Check-in report (opnamestaat, inspectierapport). A written record of the home's condition at the start, ideally with photos and signed by both of you. It is your best evidence when the deposit is settled.
• Pre-inspection (voorinspectie). A visit a few weeks before you leave, so you can fix issues before the final handover (eindinspectie).