In this guide
If you are looking for housing in the Netherlands as an expat, some listings and replies may feel unfair. This guide explains what such situations can look like, which rules apply, and where you can report them. We are not lawyers; only the competent body or a court can decide whether a specific case is unlawful.
💡 Looking for a complete banking comparison? Read Best banking for expats in the Netherlands 2026, which covers ABN, ING, Bunq, Wise, Revolut and 5 others by expat use case.
What Housing Discrimination Can Look Like
Housing discrimination can appear as explicit exclusions, vague excuses, inconsistent requirements or coded listing language. The examples below are warning signs, not verdicts.
“No internationals” listings
Some listings state that foreign tenants are not wanted or that Dutch nationals are preferred. Dutch equal treatment law prohibits discrimination on grounds including race, which covers nationality, when housing is offered. The rule applies to the listing, to viewings and to the decision to let. Screenshot such listings and report them (see below).
“Dutch guarantor required”
A guarantor (borg) requirement is a hurdle for new arrivals. It is not automatically unlawful. It becomes a question when it is the only option offered, with no alternative such as a higher deposit or proof of income, and it disadvantages people of foreign origin without objective justification. If you meet this requirement, ask which alternatives the landlord accepts and keep the answer in writing.
IBAN discrimination
A landlord or agency may say it only accepts rent from a Dutch bank account. Under the SEPA Regulation a payee may not require the payer’s account to be in a particular EU/EEA country. De Nederlandsche Bank (DNB) says to complain to the company first and, if that gives no solution, to report it to the Meldpunt IBAN-discriminatie, with evidence such as emails showing that your EU/EEA IBAN was refused.
You can also avoid the discussion with a Dutch account. See the best bank accounts for expats in the Netherlands. Removing the barrier yourself does not make the refusal acceptable; it can still be reported.
Language requirements
Requiring Dutch can be reasonable in some situations and exclusionary in others. If you think a language requirement was used to exclude you, document what was said and ask for advice from an anti-discrimination service.
Income calculation and the 30% ruling
Under the 30% ruling, up to 30% of the wage is paid as a tax-free allowance, so your payslip shows a lower taxable salary than your gross salary. Some landlords look only at the taxable amount. No rule that we know of says how landlords must calculate income for affordability. Send your employment contract, which shows your gross salary, together with the ruling letter, and ask in writing how the income is calculated.
The Legal Framework in Brief
- Equal treatment law (Algemene wet gelijke behandeling): prohibits discrimination on grounds that include race, which covers nationality, in the offer of goods and services such as housing. Direct and indirect discrimination are both covered; indirect discrimination can be justified only if there is an objective reason.
- SEPA Regulation (EU 260/2012): a payee may not require an account in a particular EU/EEA country. See DNB’s page on SEPA and IBAN discrimination.
- College voor de Rechten van de Mens: the Netherlands Institute for Human Rights assesses complaints and publishes opinions (oordelen). An opinion is not a court verdict, but it can support a later court case. Check mensenrechten.nl for the procedure.
How to Report Discrimination
Step 1: Document immediately
Take screenshots of listings and keep messages and emails. Write down the time, place and exact words if it happened verbally. Listings can disappear.
Step 2: Report to your local anti-discrimination service
Discriminatie.nl is the national portal where you can find the anti-discrimination service (antidiscriminatievoorziening) for your area. They can advise you on whether to take further steps.
Step 3: File with the College voor de Rechten van de Mens
If you want a formal opinion, see mensenrechten.nl for how to file a complaint and the conditions.
Step 4: Contact the Juridisch Loket
The Juridisch Loket gives free initial legal advice on tenancy law and discrimination. Check juridischloket.nl for the current conditions.
Step 5: Report the listing to the platform
If the listing appeared on a housing platform, flag it there. Platforms such as Funda, Pararius and Kamernet have their own reporting routes; check each platform’s own pages for how it works.
Practical Steps Before You Start Looking
Get a Dutch or EU bank account early
A Dutch or EU IBAN takes away one reason for rejection. Dutch banks for expats include ING, ABN AMRO and Bunq. Bunq says you can start without a BSN, with the tax ID to be added in the app within 90 days. For Revolut, check its own terms and the IBAN shown in the app. Opening a bank account is one of the tasks in your first 30 days in the Netherlands checklist.
Choose where you search
Platforms differ in how they check listings. Search listings on Kamernet →
For a comparison of housing platforms, see HousingAnywhere vs Kamernet vs Funda.
Prepare a rental dossier
A complete dossier removes excuses. Typical contents are your employment contract (showing your gross salary), recent payslips, an employer letter, a copy of your passport and residence permit, and a recent bank statement. If you have the 30% ruling, include the ruling letter so the income calculation is clear.
Be aware of scams
A pressured rental market also attracts fraud. Read the guide on rental scams in the Netherlands alongside this one. Keeping records and not paying before signing protect you in both cases.
When You Are Already in a Tenancy
If a landlord applies different standards to you than to other tenants, document every interaction and keep written records of maintenance requests. Your tenancy rights apply regardless of nationality. The Huurcommissie, the Juridisch Loket and the courts are available. See Dutch rental contract rights for expats.
Finding Housing
See finding housing in the Netherlands as an expat for where to look, and use the housing budget checker to check that you are looking in a realistic price range.
Key Contacts and Resources
- College voor de Rechten van de Mens: mensenrechten.nl
- Discriminatie.nl: national portal to find your local anti-discrimination service
- Juridisch Loket: juridischloket.nl, free initial legal advice
- De Nederlandsche Bank (DNB): Meldpunt IBAN-discriminatie, for refused EU/EEA IBANs
- Huurcommissie: huurcommissie.nl, for disputes about rent level, deposits and service costs
You have the right to be treated fairly in the housing market. Documenting and reporting what happens is how those rights get used.
Frequently Asked Questions
Is it legal for a Dutch landlord to refuse a tenant because of their nationality?
No. Dutch equal treatment law prohibits discrimination on grounds including race, which covers nationality, when offering housing. A listing that says "no foreigners" or "Dutch only" is a warning sign. You can report it to your local anti-discrimination service (find yours at discriminatie.nl) or to the College voor de Rechten van de Mens (Netherlands Institute for Human Rights). Only the competent body or a court can decide whether a specific case is unlawful.
Can a landlord refuse my foreign EU IBAN for rent payments?
Under the SEPA Regulation, a payee such as a landlord may not require that the payer's account is in a particular EU/EEA country. De Nederlandsche Bank (DNB) says you should first complain to the company, and if that gives no solution you can report it to the Meldpunt IBAN-discriminatie. A Dutch account removes the discussion, but it does not make a refusal acceptable.
What is the College voor de Rechten van de Mens and what can it do?
It is the Netherlands Institute for Human Rights. It assesses complaints about discrimination and publishes its opinions (oordelen) on its website. An opinion is not a court verdict, but you can use it as supporting evidence if you later go to court. Check mensenrechten.nl for the current complaint procedure and conditions.
A rental listing said 'no internationals' or required a Dutch guarantor. What can I do?
Save a screenshot of the listing straight away, with the URL, the date and the exact wording. Then report it to your local anti-discrimination service (discriminatie.nl) and to the platform where it appeared. A guarantor requirement is not automatically unlawful. It becomes a question when it is the only option offered and disadvantages people of foreign origin without objective justification, so ask for advice.
Does the 30% ruling count as income for rental purposes?
The 30% ruling is a tax facility. Under the ruling, up to 30% of the wage is paid as a tax-free allowance for extraterritorial costs (Belastingdienst), so your payslip shows a lower taxable salary than your gross salary. No law says how landlords must calculate income for affordability. If a landlord looks only at taxable salary, send your employment contract and the ruling letter, and ask in writing how the income is calculated.