Where
to Start
The first thing you should do before you begin searching for
a home is decide what type of home you would like. Do you
wish to live in the city or in a surrounding suburb? Will
you have a car, or will you depend on public transportation?
Do you have children that need to travel to school? All of
these aspects need to be decided prior to your home search.
In addition to your own personal search, it may prove beneficial
to employ the help of a professional. They will be able to
give you insight and helpful guidance in your endeavours.
Advertisements
Most people begin their home search in the housing section
of the newspapers. There are several Dutch newspapers that
carry listings for available housing. The most popular are
De Telegraaf in Amsterdam, De Haagsche Courant in
The Hague and Algemeen Dagblad in Rotterdam. Amsterdam's
weekly Via Via is also a good resource. Each of these
publications carry current listings of available housing.
In addition to using the advertisements, you can also find
available properties through notice boards in supermarkets
and through colleagues and neighbours. Many shops and properties
also post the traditional For Rent sign in the window to advertise
available housing. Newspaper advertisements are also a good
reference for obtaining the names of estate agents or companies
that are handling the rental/sale of the property.
Estate
Agents
In addition to the listings in the newspapers, it may be wise
to ask your colleagues and friends for suggestions when choosing
an estate agent (makelaars). When choosing an agent, make
sure that they are a member of the De Nederlandse Vereniging
van Makelaars in Onroerende Goederen (NVM). The NVM is a national
association of over 2,000 estate agents that share a computerised
information system. This makes finding more than one estate
agent unnecessary if you choose a NVM member.
FAST
FACT:
Direkt Wonen, a letting agency with branches throughout the
country, can be found at URL: http://www.direktwonen.nl/expats/index.htm.
In The Netherlands, two agents are involved in all real estate
transactions as outlined in Dutch law. One agent will act
on the behalf of the seller or lessor, and will receive a
commission from the client only. The other agent acts on the
behalf of the buyer or lessee, and only receive a commission
from that client. Thus, an agent acts either for the buyer
or for the seller. Even though both parties involved in the
transaction are required to pay commission, according to the
NVM rules an agent cannot receive commission from a buyer
and a seller.
The average commission for the lessee and lessor is about
eight percent of the first year's lease, plus an additional
19 percent VAT charge. The commission for the buyer and seller
is about 1.85 percent of the purchase price, plus an additional
19 percent VAT. The buyer must pay the estate agent about
two percent of the cost of the accommodation purchased. All
legal transactions must be legally notarised. Always keep
in mind that all agreements made in The Netherlands, either
verbal or written, are legally binding.
Relocation
Agents
There are several relocation agents available in The Netherlands
that are able to assist you with all aspects of your relocation.
A good agency will be able to find you a residence, enrol
your child in a school, obtain work and residence permits,
secure all legal documents and help your transition from country
to country go a smooth as possible.
As with an estate agent, be sure that you choose a reputable
company that has the capabilities to help you in both your
home country and in The Netherlands. Your company's relocation
or human resource department may be able to recommend a particular
company, and even associates that may have relocated before
you may recommend a company for you.
After helping you find your home or residence, the relocation
agent will be able to assist you in turning on your utilities,
buying furniture, setting up a bank account and can even introduce
you to some neighbours. Most companies offer comprehensive
services that can not be matched or replaced.
Types
of Housing
Since land is at a premium in the Netherlands, detached
houses are significantly more expensive than shared housing
(semi-detached or terraced) with comparable floor space. Newcomers
hoping to find detached housing may be pleasantly surprised
by the size of semi-detached or terraced housing. Many such
residences look quite narrow from the front but they make
up for this space in depth. Most shared housing has three
or four floors.
-Terraced row house: One in a line of houses
-Drive-in house: One with a garage as an integral part of
the structure, the living areas are on the upper two or three
floor
-Semi-detached: Two houses under one roof
-Fully furnished: All items are included (usually) that enable
the occupier to cook, eat, wash, sit and sleep, with the possible
exception of bed linen
-Soft furnishing: Includes floor covering, curtains and possibly
some kitchen appliances
-Unfurnished: No floor covering, curtains, lamps kitchen appliances
etc. In most cases, the property will need painting and decorating.
FAST
FACT:
One
thing that newcomers should be aware of is that many Dutch
houses have very narrow, turning stairways. This can make
it very difficult to bring large furniture (such as queen-
or king-sized beds) to the upper floors. As far as large beds
are concerned, most people solve this problem by getting two
smaller beds that fit easily up the stairs and putting them
together to make on large bed.
Where
to Live
Virtually all neighbourhoods in The Netherlands offer good
shopping, educational, medical, recreational and public transport
facilities. Certain areas, especially those close to international
schools, are more expensive because of the high concentration
of expatriates. For example, Wassenaar, a suburb of The Hague,
or Buitenveldert, a suburb of Amsterdam, tend to command higher
prices.
Most neighbourhoods will have play areas for children, and
corner shops to purchase small food items. There will most
likely be a community centre for local cultural and recreational
activities as well. Streets are well-lit and thoroughly maintained.
The Dutch take a lot of pride in their homes, and front gardens
are always well kept. People living in apartments without
gardens hang window boxes full of flowers and plants on their
balconies.
Amsterdam
With many types of housing to choose from, Amsterdam is a
popular destination for expatriates. In the town centre, you
can live in an old canal house or rent a floor in one. In
the suburb of Buitenveldert, there are several high-rise apartment
buildings and modern houses available. In addition, the International
School of Amsterdam and the British School of Amsterdam are
located just a short distance away. In the southern Amstelveen,
you can find mostly older houses with a few apartment dwellings.
Amstelveen is primarily a residential suburb that is quite
peaceful and ideal for children.
The Canal Girdle of the city centre offers several apartment
dwellings with terraces or balconies. Located along the beautiful
canals of Amsterdam, these have become the most sought after
dwellings in the city. Although not ideal for families with
small children, the area is within easy access to the museums,
cinemas and theatres in Leidseplein square.
FAST
FACT:
For
a list of available apartment flats in Amsterdam, consult
http://www.elynx.nl.
Het
Gooi
Less than one hour outside of Amsterdam, this residential
area includes the towns of Blaricum, Bussum, Hilversum, Huizen,
Laren and Naarden. Offering mostly houses with large lawns
at expensive costs, this area is the prime destination for
those who do not wish to experience the hustle of the city.
Haarlem
This area of The Netherlands offers several areas that allow
very different styles of living. A somewhat smaller version
of Amsterdam, Haarlem City offers the fast-paced lifestyle
of the city. Zandvoort, an quiet town, has several apartment
dwellings that overlook the North Sea. And the areas of Aerdenhout,
Bloemendaal and Heemstede offer some of the most luxurious
houses in the country.
The
Hague
Housing the governmental offices of the country, The Hague
offers every kind of housing imaginable to accommodate its
international community. Consisting mostly of diplomats and
expatriates, The Hague offers turn-of the-century homes and
modern apartment buildings. Since there are so many embassies
and diplomatic buildings in The Hague, the city has become
rather expensive to live in.
Recently a programme has been implemented to make The Hague
more residential by converting former office buildings into
residential housing. For the most part, housing is offered
in the form of apartments with townhomes becoming more readily
available. For those who wish to be close to The Hague, but
do not wish to live in the city centre, Wassenaar is ideal.
Just 15 minutes outside of The Hague, this residential area
is also ideal for commutes into Amsterdam and Rotterdam. Most
of the housing comes in the form of large luxurious houses,
making this one of the most expensive residential areas in
The Netherlands. Wassenaar houses the American School of the
Hague and the French School in Den Haag, therefore making
it ideal for families with children. Housing tends to be in
high demand in this area with many diplomats choosing to live
outside of the city.
Rotterdam
Just south of The Hague, Rotterdam houses the world's largest
port- Europoort. Somewhat similar to Amsterdam in its dwellings,
many people choose to live in the surrounding suburbs. The
old university town of Leiden is a few miles to the north,
and offers a quite, peaceful and interesting lifestyle. Rotterdam,
along with Amsterdam and The Hague, is the part of the horseshoe
shaped area of The Netherlands called the Randstad area. This
area is constitutes one of the most heavily populated areas
of the country, and yet is just a short drive from the beautiful
countryside.
Rental
Properties
People
renting property in The Netherlands will usually pay the estate
agent a single fee, based on the total annual rent. The costs
for renting tend to be rather high, and can be even higher
than usual since you are a foreign national. The particular
area you choose to live in will also have direct impact on
the rental costs. Any dwelling in the popular Randstad area
is almost always going to be at least twice the rental costs
of areas in the eastern region of the country.
Securing
the Property
As soon as you find a dwelling that you deem appropriate,
you must make immediate arrangements to secure the property.
This usually means you must sign a traditional leasing contract.
Keep in mind that any agreements made verbally are considered
to be legally binding in The Netherlands.
Most leases will require that the rent be paid on the first
of the month, with most people opting to have their banks
pay their rent a few days in advance. A security deposit or
bank guarantee equal to one month's rent must be given. It
may be a good idea to have this money put in an account that
will require both your signature and the landlord's to withdraw
funds.
Most landlords choose to include a clause in the lease that
will allow them to increase the rent once a year to account
for any increases in the cost-of-living index. It is usually
required that you give at least 60 days notice to the landlord
if you plan on vacating the dwelling. You may wish to include
a diplomatic clause in your lease which enables you to leave
(usually within two months) if you are suddenly moved by your
company without financial repercussions.
Before signing the lease, be sure that you and the landlord
are in complete understanding as to who is responsible for
what. Clearly outline what repairs you are required to do,
and what the landlord is entitled to repair. For the most
part, anything that needs repair inside of the apartment is
the responsibility of the renter, with the maintenance of
the outside, such as roofs, elevators and stairways, the responsibility
of the landlord.
In addition to discussing the repair responsibilities, you
should have the premises thoroughly inspected prior to your
moving in. Have all needed repairs and problems clearly written
down. Make sure that you check the heating equipment and water
faucets and toilet facilities. Make an inventory of all furniture,
fittings and appliances in the house, as well as the state
of their condition. After the list is completed, make sure
that it is signed by both you and the landlord.
Rental
Pricing
Usually the price quoted by an estate agent is not inclusive,
which means gas and electric charges are not in the rental
fee_although this is not always the case. In addition, apartments
usually require a service fee for building maintenance and
grounds upkeep. Do not make any verbal agreements on the pricing
of the rental with the landlord, leave that up to the estate
agent.
The following are average price listings for accommodations
in Amsterdam or its surrounding suburbs. Prices in The Hague
and suburbs, Haarlem and suburbs, Hilversum and suburbs are
very similar to Amsterdam's. Rotterdam housing is slightly
less expensive.
-Amsterdam South and Centre (unfurnished): from €1136.36
for a one bedroom apartment to €2727.27 for a three-bedroom
apartment
-Amsterdam South and Centre (furnished): from €1363.64
for a one-bedroom apartment to €3636.36 for a four-bedroom
apartment
-Amsterdam suburbs (unfurnished): houses from €1363.64
to €4545.45
-Amsterdam suburbs (furnished): €1590.91 to €5454.55
When considering a potential residence, take into account
the various taxes related to a permanent address in the Netherlands.
These include the real-estate tax pertaining to the building's
use, garbage collection, pollution tax and any other community
fees.
FAST
FACT:
In
order to avoid problems and fines regarding local taxes, expatriates
should pay close attention to mail containing an "Accept-giro,"
a pre-printed giro payment cheque.
Temporary
Accommodations
Temporary housing of six months or less is quite difficult
to find, and can be quite expensive. A minimum of €2272.73
per month for a temporary two-bedroom apartment is normal.
There are several serviced apartments available for rent on
a monthly or weekly basis. These accommodations can be quite
comfortable as they offer most amenities found in your home.
Most offer kitchens/kitchenettes, telephones, televisions,
private parking and maid service.
The following is a listing of a few of the available serviced
apartments in Amsterdam:
-Amsterdam House BV, Amstel 176A, 1017 AE Amsterdam offers
both houseboat and apartment rates. Houseboats range between €534 to €905 per week, with apartments costing
between €289 to €750 per week depending on number
of bedrooms.
-Amsterdam Renaissance Hotel, Kattengat I, 1012 SZ Amsterdam
offers rates of €2,000 to €2818 for monthly
rates.
-Grand Amsterdam, Oudezijds Voorburgwal 197, 1012 EX Amsterdam
offers rates of €1240 to €2148 per week.
Voltage
Use
The
electrical system used in the Netherlands is 220 volts at
50 cycles AC. Holland uses two-pin continental plugs.
Utilities
If a price quoted by the estate agent is "inclusive,"
this means that gas and electricity are included in the price.
(Telephone costs are not included.) Gas, electricity and water
charges are paid periodically (every one or two months) in
advance and are calculated proportionately on the basis of
an estimate of annual consumption determined by the appropriate
utility board.
The Gemeente Energiebedrijf supplies both gas and electric
in The Netherlands, and the charges are usually included on
one bill. The bills are usually sent out 10 times per year,
and are for the estimated usage of both gas and electric.
Once a year, usually in December, the usage meters are read,
and any discrepancies in the charges are then corrected. If
the meter reading does not coincide with your move-in date,
which it most likely will not, you can request a meter reading
from the Gemeente Energiebedrijf prior to your moving in.
The Gemeente Energiebedrijf will carry out free maintenance
checks and repairs on pipes and wiring, with all expenses
being met by the owner of the property. In addition to the
gas and electricity utilities, the local municipality will
invoice you separately for refuse removal, sewerage, water
usage, environmental tax and some cable television fees. This
invoice will come once a month, and will include all of these
utilities on one bill. For the most part these municipal fees
are fairly uniform throughout the country and are dependent
on the size of your dwelling. Apartment fees are usually approximately €68 per month, rowhouses €100 and a detached
house is €205 per month.
Emergency
Telephone Numbers
General
failure of electricity: Storing Algemeen ENECO, Tel: (70)
321-83-88
Repair
Service: Alarmcentrale bij Pech in Huis, Tel: (800) 0013
|
