Room-sharing rental in Amsterdam: conditions and rules
Room-sharing rental is a popular form of room rental in Amsterdam where a guest temporarily receives accommodation in a private house or apartment, often in exchange for a contribution to living expenses. In the capital with the tight housing market, this falls under specific rules that differ from regular lease agreements. This article discusses the conditions, rights and obligations for room-sharing rental in Amsterdam.
What is room-sharing rental in Amsterdam?
In room-sharing rental, an Amsterdam individual (host or hostess) rents out a room in their own home to a guest. The guest pays a contribution for costs such as food, groceries or utilities. This is popular among students, expats and young professionals in Amsterdam due to high house prices and long waiting times for social housing.
Room-sharing rental is not a commercial activity but hospitality, yet with legal limits for guest and landlord.
Legal basis in Amsterdam
Main laws for room-sharing rental:
- Tenancy Act: Limited applicability for non-commercial room-sharing; requirements for suitability still apply.
- Civil Code Book 7 (art. 7:201 et seq.): General lease rules, such as agreements and obligations.
- Amsterdam Housing Ordinance 2024: Strict rules for room rental and temporary rental in Amsterdam. Reporting obligation for room rental and prohibition on 'rental tourism' often apply.
- Homeowners' Association rules and Amsterdam General Local Ordinance: Check the Association of Owners and General Local Ordinance for neighbourhood-specific restrictions.
Room-sharing rental does not fall under full Tenancy Act protection, so no rent protection or strict notice periods. However, the room must be safe and habitable.
Conditions for room-sharing agreement in Amsterdam
Always make a written agreement. Important points:
1. Rental duration
Usually temporary: from weeks to months. After 1 year, it can become a regular lease with Tenancy Act protection. Amsterdam checks for 'disguised permanent rental'.
- Short: 1-4 weeks (e.g. between houses).
- Medium: 1-6 months (expats, students).
2. Cost contribution
Contribution for living expenses, such as €350-€600/month in Amsterdam, depending on neighbourhood and facilities. Specify:
- Fixed monthly amount.
- Share of groceries/energy/internet.
- No 'profit' to avoid Tenancy Act.
3. Rights and obligations
Host:
- Right to timely payment.
- Right to respect and house rules (e.g. no nuisance in canal house).
- Obligation: safe, clean room with basic facilities.
Guest:
- Obligation: pay and follow house rules.
- Right: habitable room, reasonable privacy.
Amsterdam-specific rules
Room rental reporting mandatory for >3 bedrooms via municipality of Amsterdam. Fine up to €21,000 for violation. No permit? Risk of termination.
Resolving conflicts
- Juridisch Loket Amsterdam: Free advice, Vijzelstraat 77, 1017 HL Amsterdam.
- District Court Amsterdam: For proceedings, Parnassusweg 220, 1071 AG Amsterdam.
- Amsterdam Rent Team for rent price checks.
Last update: 2024. Always consult current rules.