INTRODUCTION ABOUT THE PROJECT
The project ‘anti-scamming’ aims to increase public awareness of rental scams in the Netherlands through research factors and the impacts of the scams towards foreign students and expats. Through writing articles, conducting interviews and collecting data this team investigated possible solutions such as policy regulation, legal aid and network outreach to forward initiatives on the issue. Provide prevention and mitigation strategies to government bodies and educational institutions to enhance education and promote ethical behaviour.
Broken Chalk NGO acknowledges the urgency of addressing this issue and proposes an anti-scamming initiative aimed at safeguarding individuals typically internationals from falling victim to fraudulent housing schemes.
Netherlands as a study destination
The Netherlands faces a pressing housing crisis, compounded by the proliferation of housing scams targeting vulnerable populations such as students and expatriates. Out of 900,000 people living in Amsterdam, more than 300,000 of them are consists of international residents including students, high-skilled migrants, labour migrants and refugees. On top of that, an high inflation faced in the Euro Zone due to disruptions in global supply chains cause by COVID-19 pandemic and the Russia-Ukraine war, the housing market also faced a 5 to 8 percent increase in the Netherlands, predicted to reach an all-time high at the end of 2024. Hence, with a shortage in supply and a high demand, it leaves room for illegal activities to grow and marks the foreign body as the target.
The Netherlands has major challenges in the housing market, mainly because of scarcity. Finding affordable and decent accommodation can be a struggle, especially when not native to the language or common from a different country. International students are particularly vulnerable because of the discrimination and exploitation they face in the current housing market.
RESOURCES
TESTIMONIAL FROM ONE OF THE STUDENTS
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Housing challenges for international students in the Netherlands (in comparison to Dutch students)
The main issue is the severe shortage of suitable housing options, especially for (international) students. Exploitation and deception are commonly faced when international students try to find a suitable housing situation.
Various sources explain why internationals are more vulnerable than Dutch students:
- Lack of awareness and cultural differences:
- International students often struggle to navigate the local student culture, making it harder for them to recognize warning signs and easier to become victims of exploitation.
- Language barriers:
- Constantly speaking English at home is often the reason why Dutch students are less likely to select international housemates, contributing to social clustering.
- Preference for familiarity:
- Dutch students may prioritize living with friends from high school or their student association, making them less likely to welcome new international students.
- Shorter stay duration:
- International students typically stay for shorter periods. Landlords (and housemates) might prefer tenants with longer commitments.
- Practical considerations:
- Landlords and housemates may exclude international students from their selection process to manage overwhelming responses to housing advertisements.
New property rental laws in the Netherlands: Affordable rent act
From the 1st of July 2024 new rental laws are implemented in the Dutch housing market: The Fixed Rental Contracts Act (Wet vaste huurcontracten). Both for tenants and landlords this new legislation will bring significant changes, aimed to protect the tenants and provide more security. This short article will discuss the main changes, the reasons behind these changes, and highlight potential consequences for students.
Main Changes
From the 1st of July 2024 it is only allowed to offer a rental contract for an indefinite period. Until July 1, 2024, landlords were free to offer fixed term tenancy agreements, these temporary rental contracts automatically end after a set period. However, from July 1, 2024, only permanent rental contracts can be offered. This means that all new rental contracts offered by landlords have to be for an indefinite period. The already existing temporary contracts will remain valid until their end date, but if these contracts are extended, they will be permanent as well.
Exceptions to the Rule
Although permanent rental contracts are now the norm, there are several important exceptions included in a General Administrative Order (AMvB). For specific groups, for example students and urgent housing seekers, it is still possible to obtain a rental contract for a fixed term. However these contracts come with strict rules and can only be for the maximum period of two years.
Reasons for the Changes
The main reasons for the legislation to change was to provide tenants with more security regarding their living situation. Temporary rental contracts can cause uncertainty as tenants often have to move or renegotiate their rental terms at the end of the contract, leading to higher costs. By mandating permanent rental contracts, the position of tenants is strengthened, especially in a stressed housing market as in the Netherlands.
Consequences for Students and International Students
However, particularly for students, the new legislation could have some positive consequences. If the landlord decides to offer a permanent contract, then the law offers more security for students who want to stay in one place longer. They no longer have to worry about finding new accommodation at the end of a temporary contract. This could be particularly beneficial for international students who are often less familiar with the local housing market and have a smaller network to rely on. But if the landlord decides to offer a fixed contract, students can still benefit from the option of concluding a temporary rental contract for a maximum of two years. This is useful for students who are studying at a particular location for a short period, such as during an exchange program.
Potential Challenges
However there are also some challenges with these new regulations. A possible challenge is that landlords might be less motivated to rent to students, since they have to offer a permanent contract. This could in the long term limit the availability of student housing, especially in cities with high demand for student accommodation.
On top of that, the introduction of permanent rental contracts could lead to an increase in rental prices as landlords try to minimize their risks. Students, who in general do not have a lot of money, may experience additional financial pressure as a result.
In short
The Fixed Rental Contracts Act, effective from July 1, 2024, changes the Dutch rental market. While the law is intended to provide tenants with more security, specific exceptions have been made for certain groups. This legislation will increase housing security for many tenants but may also introduce new challenges, especially for students and international students. It is important for both tenants and landlords to stay up to date about the new rules and understand their rights and obligations.
References:
Changes in rules and regulations in summer and autumn 2024 | I amsterdam. (n.d.). I Amsterdam.
Ministerie van Algemene Zaken. (2024, July 15). Mag mijn verhuurder mij een tijdelijk huurcontract aanbieden?Rijksoverheid.nl. https://www.rijksoverheid.nl/onderwerpen/huurwoning-zoeken/vraag-en-antwoord/wanneer-kan-ik-tijdelijk-huren
Ministerie van Binnenlandse Zaken en Koninkrijksrelaties. (2024, June 7). Wet vaste huurcontracten vanaf 1 juli 2024 van kracht. Nieuwsbericht | Rijksoverheid.nl. https://www.rijksoverheid.nl/actueel/nieuws/2024/06/07/wet-vaste-huurcontracten-vanaf-1-juli-2024-van-kracht
Everyone in the housing market may be affected by enormous scarcity, but international students are even more vulnerable due to increased desperation in their housing search.
University of Groningen https://ukrant.nl/magazine/sorry-no-internationals-alleen-nederlanders-krijgen-een-kamer/
Reasons for not wanting internationals:
Language barrier: Dutch students may struggle with the idea of constantly speaking English at home. After a long day of studying or working, they want to relax, which can be made difficult by the need to communicate in another language.
Cultural differences: It is suggested that international students may not be familiar with the local student culture, such as attending housing interviews and joining student associations. This can lead to a sense of alienation between international and Dutch students.
Preference for acquaintances: Dutch students sometimes prefer to live with friends from high school, making them less inclined to welcome new people, such as international students.
Short stays: International students often stay for a shorter period, which some houses prefer to avoid. Landlords often prefer housemates who will stay for a longer period.
Practical considerations: Due to the large number of responses to advertisements for available rooms, landlords may choose to exclude international students to limit the selection and keep the process manageable.
Unfamiliarity and prejudice:
Dutch students may have a distorted view of international students and may not be aware of the challenges they face in finding housing. Prejudices may exist that hinder the acceptance of international students.
The main idea of the article is that international students in the Netherlands often face abuse by landlords and difficulties in finding affordable and decent housing. This is supported by reports to the National Student Union (LSVb) and the Amsterdam Student Union ASVA, which point to discrimination, fraud, and neglect of housing. The shortage of student housing is emphasized, especially in Amsterdam, and calls are made for targeted government investments to address this problem.
The main idea of the article is that students in the Netherlands, especially international students, are particularly vulnerable to fraud due to severe housing shortages. Due to the scarcity of student housing and the increase in the number of students, they easily fall victim to scammers who place fake advertisements for housing. These scammers use various tactics to pressure students and gain their trust, such as providing false identification and telling sad stories. Despite efforts by administrators of Facebook groups and warning groups on the platform, fraud remains a major problem.
https://www.youtube.com/watch?v=HxfR376lPMs
Fang Cheung saw so much fraud happening that she started a Facebook group to warn house hunters.
International students are victims of abuse and fraud due to the severe shortage of student housing. Many international students search for a room from abroad, so they may not always have the opportunity to physically view the room and struggle to find reliable landlords. Landlords take advantage of the vulnerable position of international students by refusing repairs, asking for excessively high rent, and threatening eviction. International students often have no alternative and must accept poor conditions or risk becoming homeless. Targeted investments in student housing are needed to address the shortage of rooms, but there is still a lack of real action from the national government.
https://vizieroost.nl/housing-discrimination/
The municipality of Nijmegen collaborates with Radboud University and HAN University of Applied Sciences to address housing discrimination against international students. At Vizier, people can report discrimination and receive advice on how to deal with it. Vizier provides support in finding a solution, helps with complaints, and can assist with filing a report with the police if necessary. By reporting discrimination, you not only help yourself but also contribute to making the problem visible to the authorities so that targeted action can be taken. Examples of housing discrimination include charging higher rent, deposit, or mediation fees to international students because of their nationality, which is against the law.
https://nos.nl/artikel/2246698-internationale-studenten-makkelijke-prooi-kamerzwendelaars
https://dutchreview.com/expat/rental-housing-scams-netherlands/
According to experts, these are tactics that scammers often use:
- Scammers put pressure on people. They say: if you wait to pay, then the room will be taken by someone else, so pay quickly.
- They often offer to provide identification, making it seem reliable. But they use (hacked) identity cards of others for this purpose.
- They often initially pose as the current resident, who then emphasizes that the landlord is really trustworthy.
- They say they are abroad, so you cannot view the property. And often accompany this with a sad story, such as their wife being treated there for illness or helping at the border with Ukraine.
- The scammers are usually very accommodating to your wishes. Later or earlier in the property? No problem. Preferably unfurnished? That’s also possible.
They ask (in most cases) if the money can be transferred before the property can be viewed. The money must be sent to a foreign account or via a specific payment link.
- What is a housing scam?
- A housing scam is a fraudulent scheme where scammers deceive people into paying for properties that are either misrepresented, non-existent, or not actually available for rent or sale.
- What are common types of housing scams in the Netherlands?
- Fake Listings: Scammers create listings for properties that don’t exist or aren’t available.
- Advanced Fee Fraud: Scammers ask for deposits or fees before you see the property.
- Identity Theft: Scammers use your personal information to commit other crimes.
- Phishing Scams: Scammers send emails pretending to be from legitimate rental agencies to collect personal information.
- How can I identify a housing scam?
- Too Good to Be True: If the rent is significantly lower than market rates.
- Pressure to Pay Quickly: Scammers often rush you to make payments before viewing the property.
- Lack of Information: Incomplete or inconsistent details about the property.
- Unverified Landlords: Landlords who refuse to meet in person or show the property.
- What should I do if a landlord asks for a deposit before I see the property?
- Never pay a deposit before viewing the property in person and verifying the landlord’s identity. Legitimate landlords will understand and accommodate these requests.
- Are there any signs that a rental listing might be fake?
- Photos: If the photos look too perfect or are stock images.
- Contact Details: If the contact information is vague or leads to multiple different individuals.
- Property Description: If the description is generic or matches other listings verbatim.
- What steps can I take to protect myself from housing scams?
- Research the Property and Landlord: Verify ownership and research the landlord or rental agency.
- Visit the Property: Always view the property in person.
- Avoid Upfront Payments: Never pay deposits or fees before seeing the property and signing a legitimate contract.
- Use Reputable Platforms: Stick to well-known rental websites and agencies.
- What should I do if I think I’ve been scammed?
- Report to Authorities: Contact the local police and file a report.
- Report to Rental Platforms: Inform the website or platform where you found the listing.
- Seek Legal Advice: Consider consulting a legal professional for further assistance.
- Are there trusted websites and agencies I can use to find rental properties?
- Funda: A leading real estate website in the Netherlands.
- Pararius: A comprehensive rental platform.
- Direct Wonen: Another popular rental site.
- Makelaarsland: For buying and renting properties with verified agents.
- Can rental agencies guarantee scam-free listings?
- While reputable agencies minimize the risk of scams, always exercise caution. Verify details independently and follow safe practices.
- What legal rights do tenants have in the Netherlands?
- Rental Contracts: Ensure you have a written contract outlining terms and conditions.
- Tenant Protections: Dutch law provides strong protections for tenants, including fair rental prices and maintenance responsibilities.
- Legal Recourse: Tenants can seek legal recourse through rent committees and tenant associations.