Dutch rent control laws ignored in many student cities — but not Rotterdam and The Hague

International students looking for a room in the Netherlands this academic year are facing a double problem: high rents and patchy enforcement of the rules meant to protect them.

A new investigation by the Dutch investigative program Argos found that six out of ten rooms listed on the popular platform Kamernet in July and August were overpriced under Dutch rent control law (the Wet betaalbare huur). In Amsterdam, the problem is most acute: 97 percent of rooms were too expensive, with an average overcharge of €421 per month.

Yet many municipalities are not enforcing the rules. According to Argos, Utrecht and Nijmegen issued no fines at all for illegal rents, and Amsterdam refused to share current enforcement data. One Amsterdam official told Argos the city had spoken to only two landlords last year.

Exceptions to the rule: Rotterdam and The Hague

The two cities that stand out for active enforcement are Rotterdam and The Hague. Rotterdam has taken action hundreds of times against landlords charging too much. In The Hague, a dedicated enforcement unit called the Pandjesbrigade (literally "paw shop brigade") carries out on-the-ground inspections to check whether landlords comply with rent limits.

For international students, this means your rights vary dramatically depending on where you live. In The Hague or Rotterdam, you are more likely to receive help if your landlord charges above the legal maximum. In Utrecht, Nijmegen, or Amsterdam, the responsibility falls almost entirely on you to report violations — and the municipality may not follow up.

The national situation is also headed in the wrong direction. According to Statistics Netherlands (CBS), rents rose by an average of 4.4% in July 2026 compared to a year earlier. Rotterdam saw the highest increase among major cities at 4.7%, followed by Utrecht (4.5%), The Hague (4.4%), and Amsterdam (4.3%). For social housing, the government allowed a maximum increase of 4.1%, but rents can still jump higher when a new tenant moves in.

Student housing shortage remains severe

The broader picture is that student housing is not just expensive but also scarce. The National Student Housing Monitor, published by knowledge center Kences on September 3, estimates a shortage of over 20,200 student homes — barely down from 21,000 in 2025. Despite building nearly 5,000 new student homes per year since 2022, the gap remains large.

One reason the shortage has not exploded is that the total number of students renting has fallen by over 32,000 since 2024, partly due to a drop in international enrollment. But Kences warns that students who had given up hope are now returning to the market as new projects are completed, which could keep demand high.

“Even if all new construction plans go ahead, there will be a shortage of 10,000 to 35,000 student homes in eight years,” Kences said. The organization calls for abolishing profit tax for social housing providers and allowing them to build 15,000 to 25,000 more units.

What this means for you as an international student

If you are renting a room in the Netherlands, you have rights — but you may need to assert them yourself. The Huurcommissie (rent tribunal) can rule on whether your rent is too high and order a reduction. However, the process takes time, and you need to know your legal maximum rent, which is based on a points system for the room's size, facilities, and energy efficiency.

Practical tips:

• Check if your room falls under the beschermde huur (regulated rent) sector — most student rooms do.
• Use the Huurcommissie's online points calculator to see the legal maximum rent.
• If you are overpaying, you can submit a request to the Huurcommissie for a rent reduction.
• In The Hague, you can contact the Pandjesbrigade for help. In Rotterdam, the city's enforcement team is active; elsewhere, you may need to rely on local tenants' unions.

The gap between law and enforcement is wide, but the tools are in your hands. The key is knowing they exist.

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Sources: NOS, DutchNews.nl, NL Times