How do I give notice?Ending a tenancy in the Netherlands is not always as simple as sending an email.The correct procedure depends on who is ending the tenancy, the type of rental agreement and the reason for termination.At PMA Amsterdam, we always advise checking the rental agreement and legal position first.If the landlord gives noticeA landlord cannot simply terminate an indefinite tenancy because they want the property back.The landlord must have a valid statutory ground for termination and must state that reason in the notice.For an indefinite tenancy, the landlord's notice period is generally between three and six months, depending on how long the tenant has lived in the property.The notice should be sent by registered letter or served by a bailiff.The tenant is then asked to confirm in writing whether they agree with the termination.If the tenant does not agree, the tenancy does not automatically end. In that situation, the landlord will usually need to ask the court to terminate the rental agreement.Temporary rental agreementsA qualifying temporary rental agreement ends on the agreed end date.However, the landlord must inform the tenant in writing that the tenancy will end. This notification must be sent no earlier than three months and no later than one month before the agreed end date.If this notification is not given correctly and on time, the tenancy may continue as an indefinite tenancy.Diplomatic clause / temporary lettingDifferent rules apply to tussenhuur or a rental agreement with a diplomatic clause.This type of agreement is often used when an owner temporarily moves abroad and intends to return to the property.The agreement must clearly provide for the owner's return, and the correct termination procedure must be followed.For this type of letting, the landlord's notice period generally starts at one month and increases with the duration of the tenancy, up to a maximum of six months.Do not give notice before checking the agreementIncorrect notice can have major consequences.A landlord may believe the tenancy has ended while legally it continues. This can be particularly problematic if you are planning to return to the property, sell it or make it available to someone else.Before giving notice, PMA Amsterdam can check:the type of rental agreement;the applicable notice period;the legal ground for termination;whether a diplomatic clause applies;the required procedure and timing;whether specialist legal advice is advisable.Need help ending a tenancy?If PMA manages your property, we can coordinate the termination process, communication with the tenant, check-out inspection and handover.If the legal position is disputed or requires specialist advice, we can recommend that the matter is reviewed by a tenancy-law specialist before further action is taken.Martin and the PMA Amsterdam team are happy to review your situation first.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

How do I give notice?Ending a tenancy in the Netherlands is not always as simple as sending an email.The correct procedure depends on who is ending the tenancy, the type of rental agreement and the reason for termination.At PMA Amsterdam, we always advise checking the rental agreement and legal position first.If the tenant gives noticeA tenant can usually terminate an indefinite rental agreement without giving a reason.In most cases, the notice period is one month, particularly where the rent is paid monthly. The applicable notice period should also be checked in the rental agreement.Notice is best given in writing, preferably by registered letter. Email or an ordinary letter can also be valid if the landlord confirms receipt.For some temporary agreements, different rules may apply.If the landlord gives noticeA landlord cannot simply terminate an indefinite tenancy because they want the property back.The landlord must have a valid statutory ground for termination and must state that reason in the notice.For an indefinite tenancy, the landlord's notice period is generally between three and six months, depending on how long the tenant has lived in the property.The notice should be sent by registered letter or served by a bailiff.The tenant is then asked to confirm in writing whether they agree with the termination.If the tenant does not agree, the tenancy does not automatically end. In that situation, the landlord will usually need to ask the court to terminate the rental agreement.Temporary rental agreementsA qualifying temporary rental agreement ends on the agreed end date.However, the landlord must inform the tenant in writing that the tenancy will end. This notification must be sent no earlier than three months and no later than one month before the agreed end date.If this notification is not given correctly and on time, the tenancy may continue as an indefinite tenancy.Diplomatic clause / temporary lettingDifferent rules apply to tussenhuur or a rental agreement with a diplomatic clause.This type of agreement is often used when an owner temporarily moves abroad and intends to return to the property.The agreement must clearly provide for the owner's return, and the correct termination procedure must be followed.For this type of letting, the landlord's notice period generally starts at one month and increases with the duration of the tenancy, up to a maximum of six months.Do not give notice before checking the agreementIncorrect notice can have major consequences.A landlord may believe the tenancy has ended while legally it continues. This can be particularly problematic if you are planning to return to the property, sell it or make it available to someone else.Before giving notice, PMA Amsterdam can check:the type of rental agreement;the applicable notice period;the legal ground for termination;whether a diplomatic clause applies;the required procedure and timing;whether specialist legal advice is advisable.Need help ending a tenancy?If PMA manages your property, we can coordinate the termination process, communication with the tenant, check-out inspection and handover.If the legal position is disputed or requires specialist advice, we can recommend that the matter is reviewed by a tenancy-law specialist before further action is taken.Martin and the PMA Amsterdam team are happy to review your situation first.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

Dutch tenancy law distinguishes between several types of residential rental agreements. The right agreement depends on the property, the tenant and, most importantly, your plans as the owner.Since 1 July 2024, an indefinite rental agreement is the standard in the Netherlands. Temporary contracts are still possible, but only in specific situations. (Rijksoverheid)Indefinite rental agreementAn indefinite rental agreement has no fixed end date.This is the standard form of residential tenancy for new tenants. The tenant has security of tenure, and the landlord cannot simply end the agreement because they want the property back.This structure is often suitable for landlords and investors who intend to keep the property as a long-term rental investment. (Rijksoverheid)Fixed-term rental agreementA fixed-term rental agreement has a pre-agreed end date and can last for a maximum of two years.Since 1 July 2024, this type of agreement can only be used for specific categories of tenants permitted by law. It is therefore no longer a general option simply because a landlord prefers a temporary contract.Examples include certain students, people temporarily rehoused during renovation, and several other legally defined situations. (Rijksoverheid)Temporary letting with a diplomatic clauseAre you temporarily moving abroad for work, study or travel and do you intend to return to your own home?In that situation, temporary letting with a diplomatic clause, also known as tussenhuur, may be appropriate.The rental period and your intended return must be clearly agreed in advance. The agreement must also be terminated correctly when you return. (Rijksoverheid)This type of agreement is particularly relevant for international homeowners and expats who temporarily leave Amsterdam but want to keep their property.Target-group rental agreementsThere are also specific rental agreements for certain target groups, such as students.These are generally indefinite agreements, but the landlord may have an additional legal ground to terminate the tenancy when the tenant no longer belongs to the relevant target group. (Rijksoverheid)Temporary letting under the Vacancy ActThe Dutch Vacancy Act (Leegstandwet) can allow temporary letting in certain situations, for example when a property is for sale or due for renovation or demolition.A municipal permit is required, and the permitted duration depends on the type of property and the circumstances. (Rijksoverheid)Short-stay and accommodation contractsThere are also agreements for accommodation that is considered temporary by its nature, such as certain holiday or short-stay accommodation.These arrangements are exceptional and should not be confused with standard residential letting. (Rijksoverheid)Which agreement is right for your property?The name of the contract is not enough.Before selecting a rental agreement, PMA Amsterdam looks at:how long you want to rent out the property;whether you plan to return yourself;whether the tenant falls within a statutory temporary category;whether the property is for sale;the rental segment and WWS position;local Amsterdam rules and permits;and your long-term plans for the property.The aim is to choose a structure that fits both your strategy and the current legal framework.Renting out your Amsterdam property?PMA Amsterdam can help you determine the appropriate rental structure, arrange tenant screening, prepare the rental documentation and manage the property on your behalf.If specialist legal advice is required, we recommend obtaining that advice before the agreement is signed.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

You may mention the total monthly amount, but the rental agreement should clearly show how that amount is made up.At a minimum, PMA recommends separating:the basic rent (kale huur);the advance payment for service costs;any advance for gas, water and electricity, where applicable.For example, you can state that the total monthly payment is €2,500, but the agreement should also show that this consists of, for example, €2,250 basic rent and €250 in service costs and utilities.This distinction is important because the basic rent determines, among other things, whether the rent complies with the WWS system and how a rent increase may be calculated. Service costs must relate to actual permitted costs and must be accounted for separately. Landlords must provide an annual service-cost statement. (Rijksoverheid)If a contract only states one all-in amount and does not distinguish between rent and additional costs, the tenant may ask for the amount to be split. In certain cases, the Huurcommissie can determine the separate basic rent and service-cost amounts. (huurcommissie.nl)PMA recommendationFor new rental agreements, we therefore recommend:Basic rent + service costs + utilities = total monthly paymentThis keeps the agreement transparent for both landlord and tenant and reduces the risk of disputes later.PMA Amsterdam can check the rental position of the property, the WWS points, the permitted rent and the service-cost structure before the rental agreement is signed.Not sure how to structure the rent for your Amsterdam property?Contact Martin and the PMA Amsterdam team before putting the property on the market.+31 (0)20 225 10 14martin@pma-amsterdam.nlPMA AmsterdamL

In the Netherlands, a property is not automatically a free-sector rental simply because the owner wants to charge a market rent.For new rental agreements in 2026, an independent residential property generally falls into the free sector if:the property has 187 WWS points or more; andthe initial basic rent is higher than €1,228.07 per month.Properties with 186 points or fewer fall within the regulated social or mid-rental sector, where a maximum rent applies under the WWS system. (Huurcommissie)Start with a WWS calculationBefore advertising an Amsterdam property for rent, PMA recommends establishing the WWS score first.The points are based on characteristics such as:floor area;energy performance;kitchen and bathroom quality;outdoor space;WOZ value;and other property features.The result determines whether the property falls into the social, mid-rental or free sector.For new tenancies, landlords are also required to provide the tenant with the WWS point calculation.187 points or moreIf the property scores 187 points or more, it can qualify for the free sector.For a tenancy starting in 2026, the initial basic rent must also be above the 2026 liberalisation threshold of €1,228.07 per month. (Rijksoverheid)In the free sector there is no WWS maximum rent linked to the number of points.That does not mean that there are no rules. For example, annual rent increases in the free sector are still legally capped. In 2026, the maximum annual increase is 4.4%, provided the rental agreement also allows for an increase. (Rijksoverheid)186 points or fewerIf the property has 186 points or fewer, you cannot simply place it in the free sector by asking a higher rent.The WWS score determines the maximum permitted basic rent for regulated social and mid-rental properties.This is one of the reasons why PMA advises owners to check the rental position before advertising the property or agreeing a rent with a tenant.Amsterdam has additional rulesA property may qualify for the free sector under the WWS system and still be subject to other Amsterdam regulations.For example, Amsterdam's buyout protection — opkoopbescherming — can prevent certain owner-occupied properties purchased after 1 April 2022 from being rented out during the first four years after purchase.For properties purchased in 2026, this protection applies to qualifying homes with a WOZ value of up to €637,000, unless an exception, permit or exemption applies. (Amsterdam.nl)Other rules can also apply depending on the property and intended use, such as room-rental permits, VvE restrictions, mortgage conditions or leasehold provisions.PMA checks the rental position before marketingBefore recommending a free-sector rental strategy, PMA Amsterdam can review:the WWS point score;the energy label;the permitted rental segment;the intended basic rent;relevant Amsterdam regulations;buyout protection;the appropriate rental agreement;and the owner's plans for the property.This prevents a property from being marketed at a rent or under a structure that does not fit the current rules.Not sure whether your property qualifies?Martin and the PMA Amsterdam team can first assess the rental position of your property.If the property qualifies for the free sector, we can help determine the rental strategy, prepare the property for the market, screen prospective tenants and manage the tenancy.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.mportant exception. The tenant always has the right to request, within six months after the start of the lease, the tenancy committee to determine how many points the property is worth. If the property is worth 146 points or more (this point may be subject to change in the future), then the house is liberalized and the tenancy committee does not give an opinion on the rent. However, if the tenancy committee determines that the property is worth less than 145 points, then the points system still applies. The tenancy committee will then determine the rental price from the start of the lease on the maximum rental price according to the housing valuation system. However, a different term applies to a fixed-term rental agreement, Model B. With this agreement, the tenant has up to six months after the end of the rental agreement to start a procedure with the tenancy committee for the assessment of the initial rental price. The law does not clearly state whether it means 'after the agreed (first) rental period' or, if the rent is extended, at the end of the rental agreement. If the property is worth less than 142 points (2020), but the tenant fails to go to the tenancy committee within the aforementioned period, the property is liberalized for this tenant if the agreed rental price is above the liberalization limit.

In the Netherlands, landlords may generally increase the rent once per year, but the maximum increase depends on the rental sector and on what has been agreed in the rental agreement.For PMA Amsterdam landlords, the first step is therefore to determine whether the property falls into the social sector, mid-rental sector or free sector.Free-sector rentalsFor free-sector residential properties, the maximum annual rent increase in 2026 is 4.4%.The actual increase depends on the rent-increase clause in the rental agreement.If the contract states a lower percentage, the lower percentage applies.If the contract states a higher percentage, the landlord may still not increase the rent by more than the statutory maximum of 4.4% in 2026. If the contract contains no annual rent-increase clause at all, the landlord cannot simply apply an annual increase. (Rijksoverheid)The statutory cap for free-sector rent increases currently applies until 1 May 2029. (Rijksoverheid)Mid-rental propertiesFor properties in the regulated mid-rental sector, the maximum annual rent increase in 2026 is 6.1%.Again, the rental agreement remains important. If the agreed increase is lower than 6.1%, the lower figure applies.The rent must also remain within the maximum rent permitted by the WWS points of the property. (Rijksoverheid)Social-sector rentalsFor most independent social-sector homes, the maximum increase from 1 July 2026 is 4.1%.Different rules may apply for very low rents and for households with higher incomes. Depending on the situation, a fixed monthly increase of €25, €50 or €100 may apply instead of the standard percentage.The rent may never exceed the maximum rent allowed by the WWS points of the property. (Rijksoverheid)Can the rent be increased more than once a year?As a general rule, the basic rent may be increased once every 12 months.There are exceptions, for example where the rent is increased following genuine improvements to the property. Such an improvement-related increase is separate from the normal annual rent increase. Ordinary maintenance does not qualify as an improvement. (Huurcommissie)Is an annual rent increase automatic?Not always.For free-sector and mid-rental properties, the wording of the rental agreement is particularly important.If the agreement contains a valid rent-indexation or rent-increase clause, the rent can be adjusted in accordance with that clause, subject to the statutory maximum.If there is no rent-increase provision in a free-sector agreement, the landlord cannot simply introduce an annual increase afterwards. (Huurcommissie)This is one reason why PMA pays careful attention to the rental agreement before a tenancy begins.Should the tenant be informed?Yes. From a property-management perspective, PMA recommends informing the tenant clearly and in writing of:the current basic rent;the percentage of the increase;the new basic rent;the effective date;and, where relevant, any change in service-cost advances.For social-sector rent increases, formal notification requirements apply and the proposal generally needs to reach the tenant at least two months before the increase. (Huurcommissie)Rent increase and service costs are not the sameAn annual increase in the basic rent should not be confused with changes to service costs or utility advances.Service costs are based on the actual permitted costs incurred by the landlord and must be accounted for separately.This is another reason why PMA advises against using one undivided all-in rental amount.PMA Amsterdam keeps track of the annual increaseFor properties under management, PMA Amsterdam can monitor the rental agreement, applicable rental sector and statutory limits and coordinate the annual rent adjustment with the tenant.Before applying an increase, we check:the applicable rental sector;the rent-increase clause in the agreement;the current statutory maximum;the WWS position where relevant;the date of the previous increase;and the correct new basic rent.The objective is simple: apply the correct increase, at the correct time, and document it clearly.Do you want us to check your rental agreement?Martin and the PMA Amsterdam team can review the agreement and determine whether and how the rent can be increased.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.For the website, I would also add a small green highlight box near the top saying: “2026: maximum annual increase — Free sector 4.4% · Mid-rental 6.1%”. That makes the page much easier to scan and gives international owners the answer immediately.

Yes. In the Netherlands, a valid Energy Label is generally mandatory when a residential property is rented out.The owner must have a valid label and provide a copy to the new tenant when the rental agreement is entered into. The energy-label class should also be shown when the property is advertised for rent. (Rijksoverheid)Why does the Energy Label matter?The Energy Label shows how energy-efficient the property is, ranging from A++++ to G.For rental properties, the label is important for two reasons.First, it gives the tenant information about the expected energy performance of the home.Second, the energy performance is part of the WWS points system. A better label can result in more WWS points and can therefore influence the maximum permitted basic rent for regulated properties. (Rijksoverheid)For landlords, this means the Energy Label is not just a document to add to the file. It can directly affect the rental position of the property.When should I arrange the Energy Label?PMA recommends arranging or checking the Energy Label before the property is marketed.That gives us the correct information when determining:the WWS score;the rental segment;the intended basic rent;the marketing information;and whether energy improvements could strengthen the rental position.An Energy Label is generally valid for 10 years, provided it has not expired. (Rijksoverheid)What if my property already has a label?We first check whether the existing label is still valid.If it is valid, it can generally be used for the rental process.If the label has expired, or if significant improvements have been made to the property since the previous assessment, it may be worth arranging a new inspection.For example, new insulation, glazing, heating systems or other energy improvements may result in a better Energy Label.What if I rent out without a valid Energy Label?If a valid Energy Label is required and the owner does not have one available at the time of rental, enforcement action is possible and the owner can be fined. The Inspectie Leefomgeving en Transport supervises compliance with this obligation. (Rijksoverheid)That is why PMA prefers to check this before the property goes live.Are there exceptions?Yes, but they are limited.Certain types of buildings are exempt from the Energy Label requirement. Examples can include some religious buildings, certain small detached buildings and specific temporary or low-use buildings. For standard apartments and houses rented out in Amsterdam, however, a valid Energy Label will normally be required. (Rijksoverheid)What about properties with label E, F or G?These properties can still be rented out today, but further regulation is on the way.The Dutch government is working towards a requirement for rental homes with labels E, F or G to be improved to at least label D by 1 January 2029, subject to exemptions and the final implementation of the rules. The government stated in July 2026 that the proposed regulation had been submitted to both Houses of Parliament. (Rijksoverheid)For owners of lower-label properties, it therefore makes sense to look ahead rather than wait until the last moment.PMA can arrange the Energy LabelPMA Vastgoeddiensten can help you check whether your current Energy Label is still valid and, where necessary, arrange a new inspection.Within PMA, Tikan Spakler works as an Energy Label inspector, sustainability specialist and WWS specialist. This allows us to look at the Energy Label together with the broader rental position of the property.That is especially useful when you want to know:whether the property qualifies for the free sector;how the Energy Label affects the WWS score;whether improvements could strengthen the rental position;and what steps should be taken before putting the property on the market.Renting out your Amsterdam property?Martin and the PMA Amsterdam team can coordinate the rental process, while PMA Vastgoeddiensten can assist with the Energy Label, WWS calculation and sustainability assessment.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

Yes, but in Amsterdam house sharing is subject to specific municipal rules. Whether you need a permit depends mainly on the number of people living in the property and whether they form one household.If you want to rent individual rooms to 3 or more people who do not form one family, you generally need a room-rental permit (vergunning kamerverhuur) from the City of Amsterdam. These rules apply to owner-occupied homes as well as private-sector and social rental properties. (Amsterdam.nl)What does Amsterdam require?For permitted room rental, the property must meet several conditions.Among other things:there must be a shared living space of at least 11 m² and at least 3 metres wide;normally no more than one adult tenant may occupy each room, except for married couples or registered partners;the property must meet applicable fire-safety requirements;the property may not be subject to Amsterdam's buyout protection (opkoopbescherming);and each tenant must have their own tenancy agreement. (Amsterdam.nl)There is also a limit to the number of room-rental permits available per neighbourhood and building, so obtaining a permit is not automatic. (Amsterdam.nl)What if I rent to two house sharers?If two unrelated people share a property and the owner does not live there, Amsterdam's room-rental permit requirement for 3 or more people does not in itself apply.However, this does not mean that the property can automatically be rented out.PMA still checks matters such as:the rental position of the property;WWS rules;the mortgage conditions;VvE regulations;Amsterdam buyout protection;and whether any other municipal restrictions apply.This should be checked before the property is advertised.What if I live in the property myself?Different rules apply if you continue to live in the home and rent out one of the rooms. This is known as hospitaverhuur.In Amsterdam, an owner who remains registered and living in the property can generally rent a room to one other household without a room-rental permit, provided the conditions for hospita letting are met. (Amsterdam.nl)If you live in the property yourself and want to rent rooms to 2 or more people, a room-rental permit may be required. (Amsterdam.nl)Each room has its own rental positionWith room-by-room letting, the rental price cannot simply be divided from a desired total rent.Rooms are generally treated as non-independent accommodation, and the maximum basic rent is determined using the applicable points system for rooms, the WWSO. (Rijksoverheid)The rental agreement should also clearly distinguish between:basic rent + service costs + utilitiesand describe which room is rented and which facilities are shared. (Rijksoverheid)Additional rules for larger house sharesThe requirements become stricter as the number of rooms increases.For example, Amsterdam requires additional noise standards from 4 rooms, additional fire-safety requirements from 5 rooms, and applications for 7 or more rooms are only granted in exceptional situations. (Amsterdam.nl)Check before you advertiseHouse sharing can be an attractive rental strategy, but it should not be treated as a standard free-sector letting.Before recommending room-by-room rental, PMA Amsterdam checks:how many people will live in the property;whether a room-rental permit is required and available;whether buyout protection applies;VvE and mortgage restrictions;fire-safety requirements;the WWS/WWSO rental position;and the appropriate tenancy agreements.The aim is to know before marketing whether the intended rental structure is actually permitted.Considering house sharing in Amsterdam?Martin and the PMA Amsterdam team can first assess whether house sharing is realistic for your property and what needs to be arranged.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

Not automatically.If you start renting out your home, your existing insurance may no longer provide the same cover. A standard owner-occupier policy is usually based on the assumption that you live in the property yourself.The Dutch government therefore specifically advises homeowners to contact their insurer before renting out a property, because both building insurance and liability cover can change when a home is let. (Rijksoverheid)Inform your insurer before the tenancy startsDo not assume that your existing home insurance automatically covers rental.Tell your insurer that:the property will be rented out;whether it will be furnished or unfurnished;how long you intend to rent it;whether you will live abroad;and what type of tenancy you are planning.Your insurer can then confirm whether the existing policy remains suitable or whether you need specific landlord or rental-property cover.Building insuranceBuilding insurance — opstalverzekering — covers the structure of the property against insured events such as fire, storm or water damage.When a property is rented out, the risk profile changes. Your insurer may therefore impose different conditions, adjust the premium or require a different type of policy.For an apartment, the building may already be insured collectively through the VvE.That does not mean you should assume everything is covered. Check the VvE policy and confirm that letting your apartment is permitted under the insurance conditions.Contents insuranceIf you rent out a furnished property, your furniture and other belongings do not automatically become the tenant's responsibility.A normal contents insurance policy may not provide the same cover once the property is rented out.If furniture, appliances or other belongings remain in the property, tell your insurer and confirm what is and is not covered during the tenancy.The tenant should normally arrange their own contents insurance for their personal belongings.Liability insuranceLiability is another important area to check.As an owner, you may remain responsible for certain defects or unsafe situations connected with the property.The government therefore also advises landlords to check whether their liability insurance changes when the home is rented out. (Rijksoverheid)Depending on the property and your circumstances, specific landlord liability cover may be appropriate.What about damage caused by the tenant?Not every type of tenant damage will be covered by your insurance.Damage caused by normal use, deliberate damage, poor maintenance or negligence can be treated differently depending on the policy and circumstances.This is why PMA also recommends having a clear:rental agreement;check-in report;photographic inventory;meter-reading record;deposit arrangement;and check-out inspection.For rental agreements entered into since 1 July 2023, the deposit may generally be no more than two months' basic rent. It can be used, subject to the statutory rules, for matters such as unpaid rent or damage for which the tenant is responsible. (Rijksoverheid)What if I am moving abroad?If you are temporarily relocating abroad and renting out your own Amsterdam home, insurance deserves particular attention.Your insurer should know that the property is no longer owner-occupied.We also recommend checking:your mortgage conditions;the VvE rules, where applicable;municipal rental rules;the rental agreement;and the insurance position.If the property is mortgaged, the Dutch government advises obtaining permission from the mortgage lender before renting it out. Renting without permission can have serious consequences under the mortgage agreement. (Rijksoverheid)Does PMA arrange the insurance?PMA Amsterdam does not replace your insurer or insurance adviser.What we do is make insurance part of the pre-rental checklist, so it is not forgotten before the tenant receives the keys.Where relevant, we ask the owner to confirm that the insurer, mortgage provider and VvE have been informed and that the intended rental structure is permitted.Before renting out, check firstBefore putting your Amsterdam property on the market, make sure you can answer three questions:Does my insurer know that the property will be rented out?Does my policy actually cover the property during the tenancy?Are there exclusions or additional conditions I should know about?Do not wait until a claim occurs to find out.Renting out your Amsterdam property?Martin and the PMA Amsterdam team can coordinate the rental process and help you work through the practical checks before your property goes on the market.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

The tax consequences depend on how you rent out the property, whether it is still your main residence and whether you live in the Netherlands or abroad.For many PMA Amsterdam owners, the most important distinction is between temporary letting of your own home and a property that becomes an investment or second home.If the property becomes a rental investmentIf the home is no longer your main residence and is rented out on a longer-term basis, it will generally move from Box 1 to Box 3 for Dutch income-tax purposes.In that situation:the property is generally treated as an asset in Box 3;the mortgage connected with the property may also be taken into account in Box 3;mortgage interest is generally no longer deductible as owner-occupied-home interest;under the standard Box 3 method, the rent itself is not reported separately as taxable income.The value of a rented property is generally based on the WOZ value. If the tenant has statutory security of tenure, a percentage of the WOZ value may apply under the leegwaarderatio rules. (belastingdienst.nl)Box 3 is currently more complicated than beforeThe Dutch Box 3 system is in a transitional phase.For 2026, the Tax Administration initially calculates Box 3 using statutory notional returns. However, if your actual return is lower, you can report that actual return and the Tax Administration will use the more favourable calculation. (belastingdienst.nl)For a rented property, actual return can include the basic rent received and changes in the value of the property. Mortgage interest on a Box 3 debt can also be relevant to the actual-return calculation. (belastingdienst.nl)Because these rules are changing, PMA recommends that landlords have the tax position checked annually.What if I temporarily rent out my own home?Different rules can apply if the property remains your own home for tax purposes and you only rent it out temporarily, for example while you are away for a short period.In that situation, the property can remain in Box 1.The Tax Administration generally includes 70% of the qualifying rental income in the income-tax calculation. Certain direct rental costs may be deducted from the rental income, while costs such as normal maintenance and fixed ownership costs are not. (belastingdienst.nl)This should not be confused with moving abroad for a longer period and renting the property as an investment. That can produce a different tax result.What if I move abroad?Owning an Amsterdam property does not automatically remove your Dutch tax obligations.If you live outside the Netherlands, Dutch real estate remains taxable in the Netherlands. A rented Dutch property is generally included in your Dutch Box 3 position, together with qualifying debt connected with that property. (belastingdienst.nl)You may also have reporting obligations in your new country of residence.A tax treaty between the Netherlands and your country of residence will normally determine how double taxation is prevented. The exact treatment therefore depends on the country in which you live. (belastingdienst.nl)This is particularly important for international owners and expats who leave Amsterdam but retain their Dutch property.Do I charge VAT on residential rent?For normal residential letting, rental of the property is generally exempt from VAT.You therefore normally do not add VAT to the residential basic rent. Special rules can apply to other types of accommodation or additional services. (belastingdienst.nl)What about a property that is for sale?If a former home is being rented while it is also for sale, special rules apply.During the rental period, the property generally moves to Box 3, and mortgage interest is no longer deductible during that period. The rent itself is generally not separately declared as rental income under the standard Box 3 treatment. (belastingdienst.nl)PMA's recommendationBefore renting out your Amsterdam property, it is useful to establish:whether the property remains in Box 1 or moves to Box 3;what happens to your mortgage-interest deduction;how the property should be valued for Box 3;whether the leegwaarderatio applies;whether you live or will live abroad;and whether a tax treaty affects your position.PMA Amsterdam can coordinate the practical rental process, but we are not tax advisers. For personal tax calculations or cross-border tax planning, we recommend discussing your situation with a Dutch tax adviser or accountant before the tenancy starts.Renting out while moving abroad?Martin and the PMA Amsterdam team can help structure the rental process and identify the points that should be checked with your tax adviser before the property goes on the market.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

Changing property manager is usually possible without changing the tenancy itself.The first step is to check the management agreement you have with your current property manager. This agreement normally sets out the notice period, termination procedure and any obligations relating to the transfer of the file.Check your current management agreementBefore giving notice, review:the agreed notice period;whether notice must be given in writing;any minimum contract term;outstanding management fees;responsibilities for keys, deposits and administration;and how the property file must be transferred.The management agreement between you and the management company is separate from the rental agreement with your tenant.Changing management company does not automatically terminate or change the tenant’s lease.Inform the tenant clearlyOnce the switch has been arranged, the tenant should receive clear written information about the new management company.This should include:the new contact details;the date from which the new manager takes over;where maintenance requests should be reported;emergency contact details;and, if applicable, new payment instructions.Dutch landlord rules require tenants to have contact details where they can ask questions about the property, so this information should remain clear and up to date. (Rijksoverheid)Transfer the complete property fileA professional handover should include more than just the keys.PMA recommends transferring, where applicable:the signed rental agreement and appendices;tenant and contact information;check-in report and photographs;deposit records;rent-payment history;service-cost administration;maintenance history;invoices and warranties;meter readings;energy label and WWS documentation;VvE information;contractor details;and all sets of keys.This gives the new manager a complete starting position and prevents important information from being lost during the transition.What happens to the deposit?The security deposit should be clearly accounted for during the transfer.The owner and both management companies should establish:who currently holds the deposit, how much it is, and who will be responsible for returning it at the end of the tenancy.This should also be documented in the handover file.What about rent payments?If the current manager collects rent on your behalf, make sure there is a clear cut-off date.The tenant should never be left unsure about where the rent needs to be paid.PMA normally coordinates the transition so that the old and new payment instructions do not overlap.Can PMA take over an existing tenancy?Yes.You do not need to wait until the current tenant leaves before changing property manager.PMA Amsterdam can take over the management of an existing rented property, provided we receive the necessary documentation and can review the current tenancy position.Before taking over, we normally check the rental agreement, rent, deposit, WWS information where relevant, payment history and any open maintenance or tenant matters.We can manage the transition for youIf you are switching to PMA Amsterdam, we can help coordinate the handover with your current manager.Our aim is to make the transition as seamless as possible for both owner and tenant.That means:one clear handover date, one complete property file and one point of contact from that moment onwards.Thinking about changing property manager?Martin and the PMA Amsterdam team can first review your current situation and management agreement with you.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting & Property Management for international owners.

That depends mainly on whether the property is vacant or currently rented out.If the property is rented, the first step is not to put it on the market immediately. First check the tenancy agreement and the tenant’s legal position.If the property is vacantIf there is no tenant, the sales process is straightforward.PMA can help with:market valuation;pricing strategy;presentation and photography;Funda marketing;viewings;negotiations;the purchase agreement;and transfer at the notary.Within the wider PMA organisation, we can coordinate the transition from property management to sales.If the property is rented outA sale does not automatically end the tenancy.Under Dutch law, when a rented property is sold, the relevant rights and obligations of the landlord under the lease generally transfer to the buyer. This principle is often described as “koop breekt geen huur” — the sale does not break the lease. (wetten.overheid.nl)This means that a buyer may purchase the property with the tenant and rental agreement in place.Can I ask the tenant to leave because I want to sell?Usually, simply wanting to sell the property is not enough to terminate an existing indefinite tenancy.A landlord may only terminate a protected residential tenancy on a recognised legal ground. If the tenant does not agree with the termination, the tenancy generally continues unless a court decides otherwise. (Rijksoverheid)There is a specific statutory possibility to terminate in order to sell in a limited situation, but strict conditions apply — including that the landlord is a natural person, rents out no more than one home, previously lived in the property themselves for at least two years before the tenancy, and that the relevant provision was agreed in the tenancy contract. (Rijksoverheid)So this should always be checked before promising a vacant sale.What if I have a diplomatic clause?If you rented out your own home temporarily while living abroad under a properly drafted diplomatic clause / tussenhuur agreement, different rules may apply.The agreement is designed around the owner’s intended return to the property and must be terminated according to the agreed and statutory procedure. (Rijksoverheid)A diplomatic clause should not automatically be treated as a general right to end the tenancy purely because you decide to sell.Sell with the tenant or sell vacant?These are two different sales strategies.Selling vacant generally gives access to the normal owner-occupier market.Selling with a tenant in place is usually aimed more at investors, because the buyer takes over the tenancy position.Before deciding, PMA looks at:the tenancy agreement;the rent and rental segment;the tenant’s rights;the remaining term, where relevant;the current market value;the value in rented condition;and your timing and objectives as owner.That allows us to compare the realistic options before you make a decision.Should I tell the tenant?Yes. If you decide to sell a rented property, communication with the tenant should be handled carefully.The tenant’s tenancy rights remain relevant, and viewings or access to the property should be organised reasonably and in consultation with the tenant.PMA can coordinate this communication so that the management and sales process remain aligned.PMA can manage the transition from rental to saleIf PMA Amsterdam already manages your property, you do not need to start again with a separate organisation.We can first review the tenancy position and your objectives. If selling is the right next step, the property can be transferred internally to the PMA sales team.This means:one property file, one clear strategy and a coordinated transition from management to sale.Thinking about selling your Amsterdam property?Speak to us before terminating the tenancy or making commitments to a buyer.Martin and the PMA Amsterdam team can first review the rental situation and coordinate the next step with the PMA sales team.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLetting, Property Management & a clear route to sale.

Finding a tenant is not simply about choosing the person with the highest income or the fastest response.At PMA Amsterdam, we use a clear, objective and transparent selection process. Our aim is to find a suitable tenant for the property while treating every candidate fairly and consistently.Dutch landlords and letting agents are required to use a transparent selection procedure, apply non-discriminatory criteria and explain to unsuccessful candidates why another tenant was selected. (Rijksoverheid)1. Registration and viewingInterested candidates can respond to an available property and, where appropriate, are invited for a viewing.Before or during this process, we explain the relevant rental conditions, such as:the basic rent and service costs;the required start date;the intended duration and type of tenancy;the household size suitable for the property;and the information needed for the application.We apply the same published selection principles to all candidates for that property.2. Candidate applicationCandidates who want to rent the property are asked to provide the information required to assess their application.Depending on the situation, this may include:full name and contact details;household composition;total monthly income;evidence of income;employment or other source of income;current housing situation;and, where relevant, a landlord's declaration.Dutch rules allow landlords to request information that is genuinely relevant to assessing a tenancy, such as income and household composition. Information about matters such as ethnic background, religion, political preference, sexual orientation or health must not be used in tenant selection. (Rijksoverheid)3. Objective assessmentPMA assesses applications using criteria that are relevant to the property and tenancy.These can include:Financial suitabilityIs the rent reasonably affordable in relation to the candidate's documented income and financial position?Household compositionIs the number of occupants appropriate for the property and the intended form of letting?Rental start dateDoes the candidate's preferred start date match the availability of the property?Completeness of the applicationHas the candidate supplied the requested information and documents?Rental history where relevantAre there relevant references or a landlord's declaration available?The same criteria are applied consistently to comparable candidates.4. ScreeningBefore a tenancy is finalised, PMA carries out an appropriate screening of the selected candidate.The purpose is to verify the information provided and reduce unnecessary risk for both the owner and the tenant.Depending on the tenancy, this may include verification of income documentation, employment information, identity and previous rental information.Screening does not mean that we make decisions based on someone's nationality, background, gender, family status, religion, sexual orientation, disability or other protected personal characteristics.5. Selection and owner approvalWhere several suitable candidates apply, PMA compares them using the previously communicated objective criteria.We then present the relevant application to the owner and advise on the tenancy.The owner cannot instruct PMA to exclude candidates for discriminatory reasons. The legal requirement for a fair and non-discriminatory selection process also applies to landlords. (Volkshuisvesting Nederland)The final selection is documented so that the decision can be explained.6. Information for unsuccessful candidatesIf another candidate is selected, unsuccessful applicants can be informed of the reason for the decision.For example:“Another candidate met the published financial criteria more closely.”or:“Another candidate's proposed start date matched the availability of the property better.”The explanation should relate to the objective selection criteria — not to personal characteristics that are irrelevant to the tenancy.Providing this explanation is part of the requirements of the Dutch Good Landlordship Act. (Volkshuisvesting Nederland)7. Rental agreement and check-inOnce the candidate has been approved, PMA coordinates the next steps.Depending on our assignment, this can include:preparation of the rental agreement;collection of the deposit and first rent;signing of the tenancy documents;WWS and rental information;check-in inspection;photographic condition report;meter readings;key handover;and transfer to PMA Property Management.The tenant receives clear information about whom to contact during the tenancy.Fair selection protects both tenant and landlordA structured selection process does more than comply with the law.It also helps prevent misunderstandings, creates a clear record of how the tenant was selected and gives the owner a better basis for making a responsible rental decision.At PMA Amsterdam, our principle is simple:The property determines the criteria.The criteria determine the selection.Personal background does not.Looking for the right tenant for your Amsterdam property?PMA Amsterdam can manage the entire letting process, from rental assessment and marketing to viewings, screening, contracting and property management.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA Amsterdam

The frequency of inspections depends on the property, the tenancy and the management agreement with the owner.PMA Amsterdam does not enter a rented property unnecessarily. A tenant has the right to quiet enjoyment of the home, and a landlord or property manager may normally only enter the property with the tenant’s permission, except in urgent situations such as an emergency. (Rijksoverheid)Check-in inspectionAt the start of the tenancy, PMA can carry out a detailed check-in inspection.This normally includes:the general condition of the property;photographic documentation;meter readings;keys handed over;visible defects or damage;and relevant inventory items where applicable.This creates a clear starting point for both landlord and tenant.Periodic inspections during the tenancyDuring the tenancy, PMA can arrange periodic property inspections as agreed with the owner.For many managed properties, an annual or semi-annual inspection can be a sensible rhythm, but the exact frequency depends on the property, the tenant and the agreed management service.The purpose is not to monitor how the tenant lives.The purpose is to identify practical issues early, such as:maintenance requirements;leaks or moisture problems;damage;ventilation issues;technical defects;or other matters that could affect the condition of the property.Access is arranged with the tenantPMA will normally contact the tenant in advance and agree a suitable appointment.A landlord or property manager cannot simply enter the property whenever they wish. Under Dutch landlord rules, access normally requires the tenant’s consent, with limited exceptions for urgent situations. (Rijksoverheid)Additional inspections when necessaryAn additional inspection may be arranged if there is a specific reason.For example:a reported leak;recurring maintenance problems;suspected damage;contractor access;a complaint from the tenant;or preparation for planned maintenance.In an emergency, immediate access may sometimes be necessary.Check-out inspectionAt the end of the tenancy, PMA can coordinate the check-out process.The condition of the property is compared with the check-in documentation, taking normal wear and tear into account.The check-out can include:condition of the property;inventory;meter readings;keys;cleaning;visible damage;and outstanding maintenance issues.This provides a documented basis for the final handover.Why does PMA inspect?Regular inspections are not intended to interfere with the tenant’s privacy.They are part of responsible property management.For the owner, they provide better insight into the condition of the property.For the tenant, they provide an opportunity to raise maintenance issues before they become larger problems.Our principle is simple:Respect the tenant. Protect the property. Deal with issues early.Want PMA to manage your Amsterdam property?Martin and the PMA Amsterdam team can agree an inspection schedule that fits the property and the management service.Call +31 (0)20 225 10 14Email martin@pma-amsterdam.nlPMA AmsterdamLocal property management. Clear communication. Proactive care.