Rental Offer Analyzer

Enter what you know about a room, studio or apartment and we show the monthly costs, the money needed to move in and what to check before paying.

Private: everything is calculated in your browser. We do not ask for the address or documents, and Ruta NL does not store or receive what you type.

This tool does not certify that a home is legal, safe or fairly priced. For the maximum rent, use the official Huurcommissie checker.

1. The home

Type of home

Does it have its own kitchen, bathroom and entrance?If you share a kitchen or bathroom, it is usually non-self-contained.

Province (optional)

Municipality (optional)No exact address.

Furnishing (optional)

Approximate floor area (optional)m²

Contract start date (optional)It tells which deposit and contract rules apply.

Contract length (optional)

Months, if fixed-term (optional)months

Will you be able to register with the municipality (BRP) at this address?You need it for your resident BSN.

Energy label (energielabel) (optional)

2. Monthly costs

How does the listing state the price?

Total price per month («all-in») (optional)Only if the listing does not itemise it.

Basic rent (kale huur) (optional)Rent without costs.

Service charges (servicekosten) (optional)Cleaning of shared areas, caretaker, furniture…

Were you told what the service charges cover? (optional)

Electricity (optional)

Gas or heating (optional)

Water (optional)

Internet (optional)

Other monthly costs (optional)Municipal taxes, parking…

3. Money to move in

Deposit (borg / waarborgsom) (optional)One-off payment.

Do you pay the first month when moving in?

Additional rent in advance (optional)Extra months asked in advance, besides the first.

Agency fee (bemiddelingskosten) (optional)Also called contract or administration costs.

Who hired the agent? (optional)

Other move-in costs (optional)One-off payments the landlord asks for.

Moving, furniture or other own costs (optional)Voluntary: not part of the contract.

4. Your income (optional)

Your net monthly income (optional)What you actually receive; we do not calculate it.

Other stable household income per month (optional)

Your maximum monthly housing budget (optional)

5. How it was offered

Have you seen the home?

Have you checked who is renting it out (landlord or agency)?For example, in the business register or land registry.

Do you have the written contract before paying?

Are you asked to pay before viewing or signing?

Are you being rushed to pay now?

How are you asked to pay?

Does the listing have details that don't match?Photos, price, address or terms that differ depending on where you look.

Is it advertised as self-contained, but you share a kitchen or bathroom?

Want to check the maximum rent?

The Huurcommissie offers free checkers (huurprijscheck) that calculate the home's points (WWS) and the maximum rent where it applies. Ruta NL does not calculate points or maximum rents.

What kind of home is it?

Self-contained (own kitchen and bathroom)
Room or other non-self-contained home
I don't know

Have ready the floor area of each space, the energy label, the WOZ value (shown in your municipality's WOZ-waardeloket) and what the home has. The checkers are in Dutch.

Basic rules (reviewed on 17-10-2026)

Kale huur and servicekosten: basic rent is the price of the home; service charges pay for separate services. The landlord may only charge actual costs, without profit, and must give you a detailed annual statement.
Deposit (borg): at most 2 months' basic rent for contracts signed from 1-7-2023 (before that, up to 3). It is returned within 14 days of the end of the contract, or 30 if something is deducted, with a written explanation. Only unpaid rent or service charges, damage the tenant is liable for and the energy performance fee may be deducted; not administration costs.
Fees: if the agent works for the landlord, they may not charge you, whatever they call it (contract or administration costs…). If you hired them to find you a home, they may.
Contract: since 1-7-2024 new leases are generally permanent; fixed-term leases (up to 2 years) are only allowed for specific groups, such as students. The government is considering changes: check the source.
Written information: under the Good Landlordship Act (since 1-7-2023), the landlord must inform you in writing of your rights, the deposit, service charges and their contact details. Discrimination and intimidation are prohibited.
BRP registration: if you will live there for more than 4 months, you must register with your municipality at your address.
Where to go: every municipality has a reporting point for bad rental practices (meldpunt). On rent or service charges, the Huurcommissie. Free guidance: Juridisch Loket.

Messages for the landlord

Edit and copy them to send yourself. Ruta NL does not send messages.

Ask for a viewing

DutchBeste [naam], ik heb interesse in de woning aan [straat]. Zou ik de woning kunnen bezichtigen, in persoon of via een live videogesprek? Met vriendelijke groet, [naam]

EnglishDear [name], I am interested in the property on [street]. Could I view it, in person or by live video call? Kind regards, [name]

Traducción al español: Me interesa la vivienda de [calle]. ¿Podría visitarla, en persona o por videollamada en directo?

Ask about BRP registration

DutchBeste [naam], kan ik mij op dit adres inschrijven bij de gemeente (BRP)? Dat is voor mij noodzakelijk. Met vriendelijke groet, [naam]

EnglishDear [name], can I register at this address with the municipality (BRP)? This is essential for me. Kind regards, [name]

Traducción al español: ¿Puedo inscribirme en el municipio (BRP) con esta dirección? Para mí es imprescindible.

Ask about costs and utilities

DutchBeste [naam], wat is de kale huur en welke servicekosten en energiekosten komen daarbij? Wat is inbegrepen? Met vriendelijke groet, [naam]

EnglishDear [name], what is the basic rent, and which service and energy costs come on top? What is included? Kind regards, [name]

Traducción al español: ¿Cuál es el alquiler base y qué gastos de servicio y de energía hay además? ¿Qué está incluido?

Ask about the deposit

DutchBeste [naam], hoe hoog is de borg, wanneer moet ik die betalen en hoe en wanneer krijg ik die terug? Met vriendelijke groet, [naam]

EnglishDear [name], how much is the deposit, when do I pay it, and how and when will I get it back? Kind regards, [name]

Traducción al español: ¿Cuánto es la fianza, cuándo la pago y cómo y cuándo me la devuelven?

Ask for the contract before paying

DutchBeste [naam], kunt u mij het huurcontract sturen voordat ik iets betaal? Dan kan ik het rustig lezen. Met vriendelijke groet, [naam]

EnglishDear [name], could you send me the rental contract before I pay anything, so I can read it carefully? Kind regards, [name]

Traducción al español: ¿Me puede enviar el contrato antes de pagar nada, para leerlo con calma?

Clarify fees

DutchBeste [naam], voor wie werkt u bij deze verhuur: voor de verhuurder of voor mij? Waarvoor zijn de kosten van [bedrag]? Met vriendelijke groet, [naam]

EnglishDear [name], who are you working for in this rental: the landlord or me? What is the [amount] fee for? Kind regards, [name]

Traducción al español: ¿Para quién trabaja en este alquiler, para el propietario o para mí? ¿A qué corresponden los [importe]?

Dutch terms

kale huur: basic rent, without costs
servicekosten: service charges
borg / waarborgsom: deposit
bemiddelingskosten: agency fee
huurcontract (on)bepaalde tijd: (fixed-term) / permanent lease
zelfstandige / onzelfstandige woonruimte: self-contained / non-self-contained home
inschrijving BRP: municipal population register
energielabel: energy label
WOZ-waarde: municipal property value
WWS (woningwaarderingsstelsel, puntentelling): points system that sets the maximum rent in some cases
Huurcommissie: Rent Tribunal
meldpunt goed verhuurderschap: municipal reporting point for rental problems
gemeubileerd / gestoffeerd / kaal: furnished / with floors and curtains / unfurnished

General questions about living in the Netherlands? Ask in the Ruta NL community.

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Official sources

Rules and sources reviewed on 17-10-2026. They can change: always check the source.

Rental Offer Analyzer

Want to check the maximum rent?

Basic rules (reviewed on 17-10-2026)

Checklist before renting

Messages for the landlord

Dutch terms

Share the tool

Official sources

Related

Housing: how to search and what to avoid

Avoid scams

Agencies with housing

Municipal registration (BRP)