Quick answer
Prioritise a legitimate, registrable address: if the rental explicitly says municipal registration is not possible, do not treat it as a normal long-term home.
Prepare documents before you search: landlords and agents can ask for ID, employment evidence and payslips, and popular listings move quickly.
Verify before paying: view or independently verify the property, check the contract and verify who you are paying before transferring money.
After you get the keys: arrange municipal registration and the utilities that are not included in the rent.
Who is this guide for?
- You are looking for a place to rent in the Netherlands.
- You want to understand why landlords mention 'registration'.
- You want to avoid housing scams.
Why does this matter?
Housing is an important part of settling in, including registration at your residential address. If you lack a permanent address, ask your municipality which registration options apply. Nonresidents can obtain a BSN through RNI registration, and some banks allow eligible customers to supply their BSN later. Do not delay checking your health-insurance obligation while waiting for housing or registration.
Registration at the address where you actually live
If you will live in the Netherlands as a resident, the BRP normally records the address where you actually live. A listing that says "registration not possible" (inschrijving niet mogelijk) is therefore a serious warning sign for someone looking for a normal long-term home.
Do not assume that phrase proves one specific offence by the landlord; the underlying reason can vary. Before signing or paying, ask the municipality whether registration at that address is possible and verify that the rental arrangement is legitimate. If you genuinely have no fixed residential address, a municipality may in some situations register you at a correspondence address instead.
The Rental Process
- Prepare your profile: Have your passport, employment contract, and recent payslips ready. Landlords move fast.
- Search: Use established platforms like Funda or Pararius. Be cautious of Facebook groups.
- Verify the property: Attend a viewing where possible, or use a reliable remote-verification process if you are still abroad.
- Sign & Deposit: Check the contract before paying. For tenancy agreements from 1 July 2023 onward, the legal maximum deposit is two months' basic rent. In practice, you may still encounter landlords asking for more; that does not make the higher amount lawful.
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How to spot a scam
Do not transfer a deposit or rent until you have verified the property, the landlord or agent, the payment details and the contract. Be especially cautious when someone refuses a verifiable viewing, pressures you to pay quickly or asks you to send money through an unusual payment route before the tenancy is properly documented.