The Dutch rental market is competitive and fast, and the listings are in Dutch even when the agent speaks English. A handful of words decide how much you really pay and what you actually get. Learn these before you open Funda or Pararius, and message landlords in a little Dutch to stand out in a crowded inbox.
The money words
- Huur (rent) and kale huur (base rent, before extras)
- Servicekosten (service costs, for shared maintenance and sometimes utilities)
- Borg or waarborgsom (deposit, often one to two months)
- Inclusief / exclusief (including / excluding utilities, often written “incl./excl. G/W/L” for gas, water, light)
- Huurtoeslag (rent benefit, a government subsidy some lower-income renters qualify for; check the Belastingdienst for eligibility)
The furnishing words
This is where expats lose the most money by misreading a listing. We explain them in depth in what kaal, gestoffeerd, and gemeubileerd mean, but in short:
- Kaal (bare): often no flooring, curtains, or light fixtures. Budget thousands to fit it out.
- Gestoffeerd (semi-furnished): flooring, curtains, basic fixtures, but no furniture.
- Gemeubileerd (furnished): ready to live in, with furniture.
Listing words you will see
| Dutch | English |
|---|---|
| Beschikbaar per | Available from |
| Oppervlakte | Floor area (m2) |
| Eengezinswoning | Family house |
| Appartement / studio | Apartment / studio |
| Bezichtiging | Viewing |
| Huurcontract | Rental contract |
| Opzegtermijn | Notice period |
| Inschrijven | To register (your address) |
Messaging a landlord in Dutch
A short, polite Dutch message helps you stand out:
- “Is de woning nog beschikbaar?” (Is the place still available?)
- “Mag ik een bezichtiging inplannen?” (May I schedule a viewing?)
- “Zijn de servicekosten inclusief?” (Are the service costs included?)
- “Kan ik me hier inschrijven?” (Can I register here?) This matters, because you need a registered address for your BSN and almost everything else.
For the full set of viewing and contract phrases, see Dutch phrases for renting an apartment. If a dispute ever arises over rent or deposit, the Huurcommissie is the official body that handles it.
Rental traps to watch for
A few things catch expats out:
- All-in versus kale huur. An attractively low price may be “kale huur,” with servicekosten and utilities on top. Always ask for the total monthly cost.
- Agency fees. When an agency works for the landlord, charging the tenant a “bemiddelingskosten” finder’s fee is generally not allowed. Be wary if asked to pay a large fee just to view or sign.
- Registration. Confirm you can register your address (“inschrijven”) at the property, because without it you cannot get your BSN or arrange much else.
- Deposit returns. Photograph the condition of the place at move-in so your “borg” comes back in full at the end.
And if you are competing for a place, see do landlords favour Dutch speakers when checking Funda?.
Learn it in five minutes a day
Learn Dutch For Expats is an app, available on the App Store, that turns the housing and landlord situations above into short, five-minute lessons with audio, built for expats in the Netherlands and Dutch-speaking Belgium.
Frequently asked questions
What rental vocabulary do I need on Funda?
The essentials are huur (rent), kale huur (base rent), servicekosten (service costs), borg (deposit), inclusief or exclusief (with or without utilities), and the furnishing levels kaal, gestoffeerd, and gemeubileerd. Listing words like beschikbaar per (available from) and bezichtiging (viewing) also come up constantly.
What is the difference between kale huur and servicekosten?
Kale huur is the base rent for the property itself. Servicekosten are extra monthly costs for shared maintenance and sometimes utilities, billed on top. Always check whether a listing’s price is kaal or all-in.
How do I message a Dutch landlord?
Keep it short and polite: ask “is de woning nog beschikbaar?” (is it still available?) and “mag ik een bezichtiging?” (may I have a viewing?). Even a few Dutch lines help you stand out in a landlord’s crowded inbox.
What does borg mean in a Dutch rental?
Borg (or waarborgsom) is the deposit, usually one to two months’ rent, returned at the end of the lease if the property is left in good condition. It is separate from the first month’s rent.
