Estate agents are called "Makelaars" in the Netherlands and many offices cover both rental and purchasing of properties. You will be able to find offices that deal specifically with expats and their accommodation requirements for short and also long term stays. When selecting your Makelaar, check that they are a member of the Association of Real Estate Agents (NVM, Nederlandse Vereniging van Makelaars), if the company has this registration they will have a multiple listing service, giving them access to all housing available in the area. The fees you will pay when renting through a Makelaar have been set by the NVM organisation.
Terms of renting houses & apartments
When renting it is important to know what the terms of the let are and when dealing with a Makelaar, be sure to be specific with your requirements. For example, unfurnished (ongemeubileerd) accommodation means the house is bare; you are expected to furnish yourself, which will include flooring, lighting, curtains and appliances. Semi-furnished (gestoffeerd) will get you basic appliances, curtains and flooring and furnished (gemeubileerd) will mean you are able to move in with only your luggage.
You will be expected to pay two months rent (one month as bond and a month in advance) to the landlord, in addition to the letting agent's fee of one month plus BTW.
As part of your responsibility as a tenant you will be required to pay the "property user's tax" (OZB) to the local Gemeente. If you are renting as an expatriate, check with your contract about who is responsible for this payment. The property tax is an annual payment based on the value of the property.
When agreeing the rental terms and conditions, it is advised to include a clause to cover you if you have to move from Holland earlier than expected; this is sometimes called a diplomatic clause. Also prepare a list of expenses that will be covered by the owner and yourself.
Rental agreements
Seek the help of someone experienced in Expat relocation when dealing and deciphering the rental agreement contract, they are lengthy and complex. You can also ask for an English translation of the tenancy agreement from your Makelaar, if this is not an option it would be advised to try another agent. Some agencies request your company to act as a guarantor to the rental agreement. It is also advisable to check the clauses relating to canceling the rental agreement should your circumstances change and make sure this is clear prior to signing the contract.
Buying property
If you plan to buy a house in the Netherlands the first thing to do is determine the maximum you can borrow. It may be useful to see a broker for this stage, preferably one who is familiar with expat mortgages. A broker who deals with expat mortgages may be able to secure larger amounts. You may be surprised to find that you can borrow the cost of your house plus any renovation costs. Brokers are also able to prepare your tax rebate applications and guide you through the system smoothly. After you have determined your budget there are various internet databases to search nearly all properties for sale in the Netherlands, or see a Makelaar (Estate agent)
The process of buying can be expensive. Additional costs of buying include a registration tax (overdrachtsbelasting), notary fees and the makelaar's commission (which is a percentage based on the purchase price), these items can add up to a further 10% of the purchase price. You will be advised to hire a Notaris to handle the legal part of the exercise (for deed registration, title search, preliminary purchase agreement). H&N Associates specialises in Dutch mortgages for expats and because of their experience of the complexities of this market, have established relationships with several notaries and valuers, who provide services in English. Expats can benefit from these established relationships by receiving special low rates.
Please note that to secure your finance you are required to obtain an appraisal or valuation of your chosen property. Erkende Taxateurs have an informative website, which is in English, giving advice and information about the process and offer appraisal services.
Before moving in you will need to apply for a permit to live in the area you are buying in. It might be wise at this stage to check that the previous occupant has 'de-registered' himself from the address. A permit won't be issued until this is done.
Searching for property on the "www"
With the rise of English speaking expatriates in the Randstad, there are now several companies offering relocation assistance, advice and property search facilities in English. However Funda, the largest and most comprehensive property search database in the Netherlands, is in Dutch.
My Dutch Castle
website - www.mydutchcastle.nl/
Houselink
website - www.houselink.nl
Direct Living / Direct Wonen
website - www.directliving.nl/
HB & F Rental Services, Rotterdam
website - www.hbf-rental.nl
Pararius
website - www.pararius.com/english/
Funda
website - www.funda.nl/WoningAanbod/Koop/
Power companies
There are two energy suppliers for the Rotterdam area, the main supplier being Eneco (0900 0201 €0,10/minute) and Ons in Schiedam (010 262 1000). You can choose to pay your bill by direct debit each month or by bank giro. Most of the energy provided by the main suppliers is derived from renewable resources.
Water
The supply of water is split into different producer boards across the country. Most properties now have water meters which give a more accurate picture of your consumption, as opposed to a water bill that is included in your rent, based on number of residents in the household. Your Gemeentehuis will be able to give you the name of the supplier in your area. In some parts of Rotterdam, the water supply meter charge is included in your electricity bill (Eneco).
Phone, internet & call plan providers
Dutch telecommunications company KPN previously held a monopoly as the incumbent line rental provider. However, now all operators now have access to the whole of the telecommunication infrastructure, including fixed line. You can still use KPN as your phone, internet and call provider (different line rental and packages available) but they are the more expensive option and the customer service can be found wanting at times.
Sadly this attitude to customer service seems standard across much of the telecommunications sector (and indeed most service companies outside this sector). Initial setup and installation times are a minimum 4 week wait, times of up to 4 months without service are common. Plans with the various companies are generally for a minimum of 12 months and there are penalties if it is broken prior to that time, or you may be required to pay to the end of the period agreed.
For a comprehensive price comparison of services available across the providers you can visit www.bellen.com, where you can view the information in English.
Chello
0800 1872 (free)
Chello is a UPC broadband internet service provider; you access Chello services through UPC. You can visit the link above, which will take you to a site listing the countries Chello is present in and description of their background and services in English, or visit the more comprehensive Netherlands site, which is in Dutch
Orange
Customer sales 0900 1480 (€ 0,10/min)
Recently absorbing Wanadoo, Orange offer cable, ADSL, fixed line telephone, calls, domain names and email, webmail, mobile and Unik Livebox "Family & Telephone" package.
Planet
Customer sales 067 600 2505
Internet and email/web-mail, ADSL, personal websites.
Pretium
0900 11 22 336 (€0,10/minute)
Pretium offer line rental, cheap calls, internet access, broadband ADSL and email. They now provide packages which combine these services with television access.
UPC
0900 15 80 (€0,10/minute)
UPC offer internet, ADSL, cable and digital television, mobile and telephone calls.
XS4ALL
Customer sales 020 398 7654 Monday - Friday 9am - 6pm
Help desk is open weekdays to 8pm and weekends from 12pm - 5pm
Internet and email/web-mail, ADSL & DSL, personal server and domain names and mobile internet.
Versatel (now owned by Tele2)
0900 0707 (€0,10/minute)
Versatel offer telephone, television, ADSL and mobile services.
Tele2
0900 241 1602 (local tariff)
Tele2 new offering is "Tele2 Complete 20mb", which includes phone and high speed ADSL, you will still need to shop for call providers.
Tip: Despite being one of the most cost effective packages currently on offer (2007), the customer service is well below par. Customer service representatives, while sympathetic, are generally obstructive and unable to provide constructive help when it all goes belly-up. Mainly due to their technical support service, which is abysmal.
Vonage (from the USA)
If you are coming from the USA and expect to make and receive calls, then this is a good option. You must have a broadband connection and US address (not PO Box) to be eligible. You will receive a local phone number and an internet connection. With the Residential Premium unlimited package, dialing to Europe using Vonage is free. You purchase the broadband box in the US and bring it with you.
