Housing challenges for international students in the Netherlands (in comparison to Dutch students)

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.   

The Problem: 

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. 

Unveiling Scammer Tactics: 

Scammers take advantage of the housing crisis, employing various (although often similar) tactics to deceive potential renters: 

  • Urgent payment requests: 
  • Scammers pressure individuals to pay immediately by claiming that delaying payment could result in losing the opportunity. 
  • False identification: 
  • To appear trustworthy they often offer false identification, and scammers use stolen or forged identity documents. 
  • Posing as current tenants: 
  • Pretending to be current occupants, scammers assure prospective tenants of the landlord’s reliability, enhancing their credibility. 
  • Emotional manipulation: 
  • Making up sympathetic stories, scammers exploit emotions to facilitate deception. 
  • Flexibility with preferences: 
  • Scammers are often very flexible and easily adapt to tenants’ preferences (regarding lease start dates or furnishing options) to gain trust. 
  • Advance payment requests without viewing: 
  • Scammers demand upfront payments before viewing the property and often request the money to be transferred to foreign accounts or through specific payment links. 

Awareness of these tactics empowers renters to take precautionary measures against scams and safeguard themselves effectively. 

 

Annotated bibliography: 

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. 

https://www.parool.nl/nederland/internationale-studenten-slachtoffer-van-oplichting-door-woningnood-er-zitten-schrijnende-gevallen-tussen~ba41b0d6/?referrer=https://www.google.com/ 

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. 

https://nos.nl/artikel/2441000-1620-euro-kwijt-maar-geen-kamer-studenten-extra-kwetsbaar-voor-oplichting-door-kamernood 

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. 

https://lsvb.nl/2021/10/22/woningnood-maakt-internationale-studenten-slachtoffer-van-misbruik-en-oplichting/ 

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/ 

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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. 

 

Featured Photo by Breno Assis on Unsplash

 

 

New property rental laws in the Netherlands: Affordable rent act

Written by Loes Barendrecht

 

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.

Download This Report

Source

Changes in rules and regulations in summer and autumn 2024 | I amsterdam. (n.d.). I Amsterdam.
https://www.iamsterdam.com/en/live-work-study/living/whats-changing-in-the-netherlands-in-summer-2024

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

 

Amsterdam Housing Scams target International Students

As part of our ongoing commitment to safeguarding the interests of international students and renters, Broken Chalk presents this lobbying report to address the pervasive issue of housing scams in Amsterdam. With the rising incidence of fraudulent activities targeting renters, especially expats and students, urgent action is needed to protect vulnerable populations and preserve the integrity of the rental market.

Problem Statement

Amsterdam, like many major cities, faces a significant threat from housing scams, with scammers targeting expatriates and students seeking affordable accommodation. The financial losses incurred by victims of housing scams are substantial, posing a significant economic burden and jeopardising the financial well-being of renters.

Expatriates and students are particularly vulnerable to housing scams due to their limited familiarity with local housing norms and regulations, making them prime targets for exploitation. Victims of housing scams often fail to report incidents to authorities, contributing to a lack of accountability and perpetuating fraudulent activities within the rental market.

Recommendations

We advocate for stricter regulation of the rental market, including mandatory membership in established realtors’ organisations such as the MVA or the NVM and the strengthening of rental agencies to prevent fraudulent practices and hold perpetrators accountable.

We encourage the government to launch comprehensive educational campaigns targeting renters, particularly expatriates and students, to raise awareness of common housing scams provide guidance on identifying and avoiding fraudulent schemes and collaborate with organizations like !WOON to disseminate information and provide confidential advice to individuals seeking housing.

We urge the government and universities to implement measures to verify the legitimacy of rental listings and landlords, including access to resources such as the Kadaster property register and to encourage and raise awareness of renters to conduct thorough background checks and seek second opinions when evaluating rental opportunities. Proper measures should be taken against informal listings on social media, and penalties and fines should be placed to combat the surge of housing scams.

Furthermore, renters should be made aware of their rights regarding fees and financial transactions and guidance on legal deposits and recourse options for unjust fees should be provided. We urge the government to facilitate access to support services, such as those offered by!WOON, to assist victims of housing scams in reclaiming losses and seeking restitution.

Broken Chalk advocates for proactive measures to inform and support international students in navigating the Dutch housing market effectively. Our proposed solutions aim to empower students with the knowledge and resources needed to secure safe and legitimate accommodation during their time in the Netherlands.

We further recommend collaboration with home affairs departments at universities and colleges to incorporate housing education and assistance into orientation programs for international students. By integrating housing-related information sessions, workshops, and resources into existing initiatives, institutions can better prepare students for the challenges of finding accommodation in a new country.

We further advocate for legislation and policy frameworks that incentivize universities and colleges to prioritize housing support for international students. Encourage the establishment of dedicated housing offices or support services within educational institutions to provide tailored assistance and guidance to students throughout their housing search process.

The government has a duty to ensure that international students have access to comprehensive information on housing options, rights, and responsibilities from the moment they arrive in the country and to develop informational materials, online resources, and orientation sessions specifically focused on housing-related topics to equip students with the knowledge needed to make informed decisions.

Universities should be held to the same standard. We urge the government to implement specialised support programs or mentorship initiatives for first-year international students to address their unique housing needs and challenges and to pair incoming students with experienced mentors or peer advisors who can offer guidance, share personal experiences, and provide practical assistance in navigating the rental market.

We further fight for the establishment of mechanisms for monitoring the effectiveness of housing support initiatives and collecting feedback from international students to identify areas for improvement and regular assessments of student satisfaction with housing services and use this feedback to refine and enhance support programs over time should be conducted.

By prioritizing the integration of housing education and support services into existing institutional frameworks and advocating for policy changes to incentivize universities and colleges, we can ensure that international students receive the assistance they need to secure suitable housing and thrive in their academic pursuits.

Conclusion

In conclusion, addressing the scourge of housing scams in Amsterdam requires a coordinated and multi-faceted approach. By implementing the recommended measures, we can protect renters, uphold the integrity of the rental market, and create a safer and more equitable environment for all residents. We urge the Ministry of Education to prioritize these initiatives and collaborate with stakeholders to combat housing scams effectively.

Sincerely,

Broken Chalk

Anti-Scamming Team