Rental scams in the Netherlands: how to spot them and what to do

The Dutch rental market is tight, and scammers know it. They copy real listings, lower the price a little, and count on you being in a hurry. Most scams share the same few patterns, and one simple rule defeats nearly all of them.

The one rule that protects you

Do not pay a deposit, rent or "reservation fee" before you have seen the home and have a written rental agreement from a landlord whose identity you have checked.

Seeing the home can mean visiting in person, or a live video call that you control (you pick what is shown, and you can ask for it to be repeated). A pre-recorded video or a set of photos proves nothing, because both can be copied from another listing.

Warning signs

• The price is too good. A bright flat in a popular city for far below what similar homes cost is a reason to slow down, not to hurry up.
• The landlord is "abroad" and cannot show the home. The keys will be sent by post or courier after you pay. Real keys do not work that way.
• Pressure. "Many people are interested, pay today to reserve it."
• Unusual payment. Money transfer services, crypto, gift cards, or a payment to a private account in another country or to a "platform" you have never heard of.
• Copied photos. The same pictures appear on another listing with a different address or agency.
• A request for your passport or citizen service number (BSN) before any viewing.
• An agent who asks you for a fee when the agent also works for the landlord. As a general rule, an agent who already acts for the landlord may not charge you for the same rental. Ask, and check.
• Refusal of a live video call, or constant excuses for why it cannot happen.

How to check a listing

1. Look up the address on a map and in street view. Do the building and street match the photos?
2. Run a reverse image search on two or three photos. If they appear under another address, walk away.
3. Check who you are dealing with. A company or agency can be looked up in the public Chamber of Commerce (KVK) register. A real estate agent is usually a member of a professional body such as NVM or VBO, which you can verify on their websites.
4. Ask for a live video call from inside the home. Ask the person to show the front door and house number, then something you choose on the spot, for example the meter cupboard or the view from a specific window.
5. Ask for the draft rental agreement first and read it. The names, the address and the amounts should match what you were told.
6. Look at where the money goes. An account in a different country for a Dutch home is a reason to stop. Your bank will usually show the account holder's name when you pay; it should match the landlord or agency on the contract.

About deposits

A deposit is normal, but it is limited. For contracts that started on or after 1 July 2023 the deposit may not be more than two months of base rent. It should be agreed in the written contract. Check the current rules on rijksoverheid.nl before you pay anything, because rules change.

If you already paid

1. Call your bank immediately and ask whether the payment can be recalled. Speed matters most.
2. Report it to the police (online report at politie.nl) and to the Fraudehelpdesk (fraudehelpdesk.nl).
3. Keep every message, listing and receipt, and take screenshots before the listing disappears.
4. Change passwords if you shared any login details.
5. If the listing was on a website or app, report it there so others are warned.

The chance of recovering money is small, which is why the rule above matters so much.

When you cannot visit yourself

Renting from another city or another country is the situation scammers rely on. Instead of paying to a stranger, get a real person to look: a friend, a relative, or a local Viewing Partner who joins the viewing and shows you the home live. Read more in our guide what to do if you cannot attend a viewing, or see how Peerly works.

This guide is general information, not legal advice. For a specific dispute, contact the Juridisch Loket or the Huurcommissie.