Amsterdam housing situation is crazy, probably because of boom happening, after 2 years of COV ID lockdowns. Expat housing situation is desperate, I would say.
We learned the process of how to find houses to visit, how to apply and how to do the visits and offers only after 2 months! Reading this can save you first 2 months time! Enjoy!
If you are thinking how to find a house in Amsterdam, just don’t, if you do not have mega budget. You could still look outside Amsterdam but goof luck with that.
Instead you should think of, How to find apartments for rent in Amsterdam for sure it is less impossible than for a full house.
Amsterdam house hunting, how?!
FOR SHORT TERM (1-6 months)
Refresh Airbnb every few hours to find new listings (many times without reviews) for cheaper options: 2000-3000 euros a month.
Try to search for 4 weeks or max 30/31 days. Try to change flexible +-7 days. Then agree with the owner monthly for next months you can save also -30%. Mostly owners can’t rent for more than 1 month officially as it is different kind of rent contract / taxes. For example we paid 2800 first month and then agreed with the owner 2000 a month, and went month by month before finding a long term apartment. Was situated outside Amsterdam.
Some owner only rent out for 2-4 weeks when they go to vacation. It is not ideal, if you would like to stay longer. You want to keep positive but you do not know when you will find a long term home. It is more like when you find a house that you like that make an offer that gets accepted by the owner as there is many times another 30 people for the same house!
It took us few months to find long term apartment as we wanted to find it near my finances job place to be able to walk there or 20min with public transport.
ONCE YOU FIND a furnished apartment for rent in Amsterdam Netherlands (or surroundings) for you and start to work and earn good money, only then you start to look for (or you need to take a loan, I am not kidding!):
LONG TERM HOUSE (6 months, 1-2 years)
Better even every few hours refresh the page and write them to ask for an appointment.
Makes sense only for last few days announcements as orders, probably, have visit slots full, already.
I recommend to open a Google Sheet to add all houses announcements to keep track easily of all houses you asked for a visit.
It can be already written also in the announcements. Also no point to try to call them or try to go in person.
You can still go to discover different areas to see where you would like to live in long term (1-2 years).
If announcement is only in English, it means owner wants only foreigners, if both languages, also positive.
In Funda, announcements is in Dutch, you can copy paste the announcement link in the Google Translator (from pc).
Usually houses are rented from next month, you need to have at least 3.5X Gross salary for the monthly contract. 2nd person salary is counted only 50%.
Security deposit, usually is 2 months. So you need 2 months plus 1 month to rent an apartment so 3 months rent.
Some rare cases, if apartment is whiteout a furniture, security deposit can be also 1 month rent or for very nice apartments 3 months rent.
Many houses are furnished, at least the kitchen and bedroom as this is preferred as most of the houses have only stairs and they are very steep.
There is IKEA near Amsterdam, to add whatever is missing, easily.
In the visit, do not be late as the visit slots are only 5-10-15min or do not be shocked if you will find 30 persons in the house. You are warned!
Generally, try to imagine yourself living in the spaces you visit. If it does not feel good, trust your gut feeling.
WHAT TO ASK IN A VISIT:
Check if kitchen has dish washer. See how new is the bridge and make sure there is washing machine and it stays at the house.
Usually there is no dryer.
What bills are included and how much for a a monthly service fee: it can be internet, sometimes even heating is already included.
Heating can be autonomous or central. Price should be more or less the same.
But with rising gas prices, central heating could be preferred, just there is less houses with that.
What furniture will stay at the apartment.
Sometimes owner could give option that some things could be removed from the house.
Parking, if you have a car as parking is difficult and expensive (probably need to move out little bit from the centre to find something reasonable).
Try to understand and ask about noise and from the neighbours and outside.
ASK CONFIRMATION what you need to send for an email offer, if you like the apartment).
There is lot of works going on around Amsterdam, for example other houses, the facade, canals near.
Try to understand if there is schools, kindergartens or clubs near the house.
plus old houses have built in timber frame even if the house outside walls are stone bricks. So you could really feel, that neighbour is living with you in the same house – we already had this experience, uh!
I would keep away from centre of Amsterdam, because of constant tourist flows but there are some streets that are not full of tourists.
To understand the city better, I recommend to walk around as much as possible in your free time.
IF YOU LIKE THE APARTMENT
SEND THE OFFER ASAP, DO NOT WAIT!
Have the email ready in your phone in drafts, not 1h or 1 day even if they say they present offers to owner next day! They start to look from first offers and if you send next day, they will never consider you. Competition is crazy!
If you are still not in Amsterdam, or do not have time for a visit, I can go to visit the apartment(s) for you and make a video call or video registration for you.
VIDEO COMING SOON WITH EXPLANATION
together with a checklist with questions and what you need to look for.
WHAT TO INCLUDE IN THE OFFER
send only via email (have it ready to send right away after visit)
Write starting from what date you would like to start to rent and how long.
From the date that is free is recommended not one month later (owner lose 1 month rent).
Write a short story about yourself to make the owner trust you as much as possible adding photo of you (thinking the owner did not see you).
Add your job contract and if it is temporary (probably) ask your company a confirmation letter they will extend your contract (not legally binding for the company but might help).
Add some hobbies and how you are as a person – clean and do not have animals and will take good care of the house.
3 months bank statement, with the balance, even better if you can show also that you have money in the bank account to pay 1 year rent.
Passport copy of all the renters.
If possible add
Recommendation letter from previous home owners you rented from (even if different country), in English.
You could even offer only 5% more on top of the money rent or even more if you can. 50 euro does not make much difference but 100 euro from 2000 euro monthly rent is already 5% more! Also you can offer bigger security deposit, let’s say from 2 to 3 months.
But even better idea (from an agents I talked to) is to offer to pay 3 or even 6 months rent ahead, on top of that.
Your salary is 7000 euros gross a month and have contract of only 1 year and the house is rented for maximum of 18 months).
It means you can rent maximum 2k euros house but it is in the borderline. You could show your bank account that has rent to pay for 1 year (if you have 24k there) and even offer to pay 6 months ahead that means you pay 12k ahead plus 2 months deposit that is another 4k. So total you need 16k to sign the contract and transfer the money, as an extra, very good guarantee.
From the owner prospective they are only interested to get paid and that the house will maintain its value (that it will not get destroyed) and like this, even if your work contract will end in 12 months, you already paid last 6 months rent as even if you ask document from your work that they will renew your contract, everybody knows it is not legally binding at the end but it is still nice to have and add to show they (your work place) have intention to do that.
Many times students, friends, co-workers, animals or children are not allowed.
EXAMPLE COMING SOON! Use at least 1 hour to draft it, IMPORTANT!!!
Usually couples are ok but 2 friends are not it means many times sharing is not an option. So you might think to fake it that you are a couple 🙂
Then is to be decided if the contract with be the name of 1 (who earns more, at least 3.5X of monthly rent Gross or can be even 3X net) or you add both as renters or just as co-living so basically who will be legally obliged to pay the rent and signs the contract. Other person can be just added with the name as a co-renter.
I would ask a moving fee as a 1 time bonus from a company to move to Netherlands that come handy when renting here as if not you need to take loan to move here if you do not have any savings!!!
Conclusion for find a house for rent in Amsterdam – DO NOT GIVE UP!
You are not alone! There is many like you, and finally they found a house for them, you will find one for you too!
You could make your search little wider, but it probably means you pay more or less the same rent but need to commute longer, even if everything is max 1 hours a way from Amsterdam and your work place, anyway. So maybe if you live inside city, commute would be even not that much different ( can be also 1 hour or almost) than living somewhere where train station is near the train station that can bring you near your workplace.
As trains are like 2X the price (but faster) than normal city public transport, make sure to ask compensation from your work, to get some money back for that or even a business OV-chipkaart to use from work.
Bigger cities to consider around Amsterdam (but there are many more):
Inside city almost: Diemen, Amstelveen & Zaandam and outside:
Almere, Utrecht, Haarlem (like mini Amsterdam), and even Alkmaar, Leidan and even Haag & Rotterdam if you only need to go to offie for a few days a week.
It’s called online job even but you need to work from Netherlands.
P.S.: Facebook groups are strange and if there is some too good to be offer, it is most certainly a scam so be careful. Do not send money to not Netherlands bank account (as then you need to go to the country and deal with the local police, where you send money to but it is impossible to get it back) or even Netherlands bank account if you have not seen the house and sign the contract, first.
Best advise I could give is to ask from work a house for first 3 months or at least housing bonus, example 5k but this money maybe you neither receive with the first salary and so need even maybe to take loan to rent a house here.