Riva Rentals Rotterdam is not just another rental agency. We are specialized in rentals for expatriates: Short Stay and Long-Stay furnished apartments and high quality housing. It is our mission to help you find the house or apartment that really suits your wishes and requirements, to settle you in smoothly in your new home and to make your stay as pleasant as possible.
We therefore gladly provide some information that might be useful concerning your international move and rental period.
The Rotterdam housing market for expats is characterized by a shortage of suitable rental accommodation and high rental prices. Depending on location and size of the property, rental prices variate from approx. €800 till €5.000 per month.
It is required to have an original signed rental contract to register at the Foreign Police (Vreemdelingenpolitie) and city hall (gemeentehuis), and in order to get a residence permit. In the Netherlands a rental contract is only legal in the Dutch language, so always ask for a signed copy in Dutch too. Further, be advised that 'word-of-mouth' agreements are legally binding under Dutch law. Riva Rentals has rental contracts, in Dutch as well as English, drafted by an attorney specialized in landlord and tenant law. Please contact us when you have any questions.
We advise to include a diplomatic clause in rental contracts. With the diplomatic clause the tenant has the right to terminate the rental agreement before the expiration date: when the tenant's location of work is transferred to a place 50 km or more from the rented property (50 km or less in the landlord's case), in case of termination of employment or for reason of force majeure. Notice of termination has to be given by registered letter and with a notice period of at least one full calendar month, stating the reason for termination (and also signed by the tenant's employer if the premature termination is work related).
As a guarantee to the landlord for costs with regard to possible damage to the rental property it is customary to pay a deposit, usually equal to a rental fee of one or two months. The deposit (without interest) will be refunded to you if there are no damages found at the end of your rental period. The refund will take place within three months; make arrangements with your landlord. It's not allowed to use the deposit as a last month's payment or for other financial obligations.
The rental fee can be adjusted annually, based on price index data issued by the Central Bureau of Statistics (CBS).
When co-renting a property, make sure that your name is on the rental contract. In that case you will have rent protection (huurbescherming) when your 'housemate' is moving out. You need to have proof, a signed rental contract, that you are living at that address in order to have the right to stay in the rental property.
Subletting (onderverhuur) is illegal. It will affect your residence permit and the authorization for moving your personal items from abroad into the Netherlands, because you will not be able to register at the Foreign Police (Vreemdelingenpolitie) and city hall (gemeentehuis).
At the beginning of the rental period a dated inspection/ condition report should be drawn up, signed by landlord and tenant, stating the condition of the property. Both parties should keep a copy. If applicable, also make record of items that have been taken over from the former tenant.
If an inspection report is not drawn up, a tenant has to notify the landlord, in writing, of any defects and shortcomings within eight days of the start of the rental period. After that period it is assumed that the property is accepted in good order and without visible deficiencies.
Terminating the rental contract should be done by registered letter to the landlord. The notice period before the expiration of the contract is: at least one calendar month in the case of the tenant terminating; at least three months plus one month for every year the property has been rented out to tenant with a maximum of six months in case the landlord terminates; the period specified in the diplomatic clause of the contract.
Riva Rentals will gladly assist you. To avoid stress and extra costs, please contact us as soon as possible when you know you want your rental contract terminated.
Expats are not eligible for social housing, controlled by building associations (woningbouwcorporaties). For these inexpensive rentals you have to meet certain criteria and there is often a long waiting list.
Buying a property is considered a good financial investment and is becoming increasingly popular among expats. Contact Riva Rentals Rotterdam if you have any questions. We gladly guide you: from advising you about profitable projects and popular locations, to negotiations with the selling party and the closing of the purchase contract.
During the first days of your stay in the Netherlands there are some formalities to be handled. You need to register with your new municipality and acquire your BSN. Depending on your nationality you may need a visa, a work permit and a residence permit. A good preparation is essential.
You (and your family members) will have to register at your municipality within five days after your arrival if you are planning to stay for more than four months. At your local town hall, show a valid proof of identity (passport, not a driving license), residence permit (for non-EU citizens), rental contract and a certified copy of your birth certificate. At most municipalities you can fill out an application form in advance (check the municipal website). After registration you will receive your BSN, a citizen service number.
The BSN, a citizen service number, is a unique registration number for everyone who lives in the Netherlands. It is needed for any interaction with Dutch authorities. You will have to register at your municipality to acquire yours.
A DigiD code allows you to access online governmental services. To apply for a DigiD code, you go to www.digid.nl/en. After registration you will receive a username and password.
If you, as an international, wish to stay in the Netherlands for more than three months you need to register not only with the municipal administration but also with the Department of Immigration and Naturalisation (IND), who will put a sticker in your passport. If you are a non-EU citizen you will need a residence permit too. Different requirements apply to different nationalities and reasons for coming.
Depending on your country of origin, you may need to apply for a work permit to work in the Netherlands. In general, EU citizens do not need a work permit and all non-EU citizens do have to obtain a valid work permit. Work permits in the Netherlands are employer and job specific. Either the employee or their future employer may request the permit, although it is usually the employer who makes the request.
Depending on your nationality you might have to take a tuberculosis check upon your arrival in the Netherlands. For a tuberculosis check you can make an appointment at the municipal health service (GGD).
Without written consent of the landlord it is not allowed to sublet the rental, to make any alterations to the rental, to remove or alter furniture or fixtures or other belongings, to install an aerial or a satellite dish on the rental, to keep pets in the rental or to use the rental for any other purpose than living.
The tenant should use and maintain the property and its garden with due dilligence. Damages to the rented property due to misuse, negligence or lack of preventive measures will be charged to the tenant. In case of any noted or expected damage, defect or malfunction, the tenant should inform the landlord as soon as possible. Costs for minor repairs according to local regulations are borne by the tenant, as are costs for the thorough cleaning of the premises on or immediately before the termination date of the rental agreement.
Maintenance costs for the landlord: annual maintenance of the central heating system, cleaning of geysers and boilers, the sweeping of chimneys and the cleaning of gutters and rain-water drains; defects in or on the premises, including defects to and/or replacement of equipment and appliances delivered with the premises; major garden maintenance; provision of at least one connection for cable television, radio and telephone; applicable real estate fees and insurances; the thorough cleaning of the premises immediately prior to the commencement date of the rental agreement.
Utility costs (gas, water and electricity) depend on several factors, such as the number of persons in the rental, the number of electrical appliances in use, the selected indoor temperature, the size and age of the rental and its location. For an average family home the costs for gas and electricity are approximately €136 per month. Water is approximately€75 per person per year.
Each municipality has its own rates. Costs are based on the number of inhabitants, the composition of the household, value of the property, location, etc.
Garbage tax – For the collection and processing of waste, charges are made by the municipality. Rotterdam charges €347 for a single-person household to €360 for a multi-person household per year.
Sewer tax - Sewage charges are for the management and maintenance of the public sewer system, including the collection and removal of rainwater and wastewater. Rotterdam exclusively charges property owners. Indoor sewage problems are for the landlord's or tenant's costs.
Dog tax - In most municipalities dog owners must register their dog(s) at city hall and pay dog tax. Rotterdam charges €128 for the first dog annually (extra charge of €203 for each additional dog), payable through a tax bill with other local taxes (gemeentelijke heffingen).
Water Authority – Waterschap Hollandse Delta charges an annual tax for water purification, environmental issues, water systems (including land drainage) and secondary roads. The tax is approximately € 50,- per month.
A Personal Liability Insurance (WA verzekering particulier) is recommended. It covers any damage that you or your family members might cause to other people's belongings or property. Costs will be approx €45 annually per family.
We also advise you to take out a Fire, Household Goods and Burglary Insurance (brand-, inboedel- en inbraakverzekering) to insure your personal items (these are not insured by the landlord). Costs will vary between approx €45 to €150 annually. Special items (jewellery, art, antiques, expensive equipment) will cost extra.
The European emergency telephone number is 112. Call 112 in case of fire, serious accidents or injuries, attempted theft or vandalism. The 112 operator will notify the appropriate emergency service. Call 0900-8844 for a non-emergency police matter. Call 0800-7000 to report a crime anonymously.
Family doctor / general practitioner (GP) (huisarts) – Your GP is your first contact when you have a medical complaint. GPs provide for basic medical care and referrals to all specialists and hospital. To make an appointment you can call your GP directly. Some practices have a consultation hour (spreekuur) where you can go to without an appointment. Simple questions may be answered over the phone by the GP or assistant. Some GPs make house calls. If your doctor is not available, contact the number stated on his answering machine for his substitute or call your local GP station (huisartsenpost). It is important that you register with a local practice as soon as possible. Please contact Riva Rentals if you need any assistance finding a nearby practice which is taking patients.
Specialist - If you wish to see a specialist, you will need a referral from a general practitioner. To make an appointment, you can call the specialist or the hospital appointment desk directly. Show the referral to your insurance company to hear if the costs will be covered.
Hospital (ziekenhuis) – All hospitals in the Netherlands provide a high level of medical care, and some have a specialization. Most hospitals have shared rooms up to six patients of mixed gender. Upon request a television per bed is available at surcharge. Bring your own nightwear, toiletries and other personal items. All hospitals have special children’s wards. When checking in you will be asked for identification, insurance info and a referral from your GP (first visit) or your patient pass (next visits). Visiting hours vary and are usually strictly enforced. Hospitals in Rotterdam: Erasmus MC (academic hospital) , Havenziekenhuis, Ikazia Ziekenhuis, Maasstad Ziekenhuis, Oogziekenhuis Rotterdam, Sint Franciscus Gasthuis.
Pharmacy (apotheek) – A pharmacy is the only distribution point for prescription medicines. Register with a local pharmacy to fill your prescriptions. At a pharmacy you can also get advice for minor complaints and buy non-prescription medicines. Opening hours for pharmacies vary.
Dental care – It is advisable to register at one of the many dental practices when living in the Netherlands, although dentistry is not covered by basic insurance policies (except for children under 18 and specialist dental care). Dentists set their own prices. You will need a referral from a dentist (tandarts) for a consultation with a dental surgeon (kaakchirurg) or a orthodontist. Dental hygiene practices are freely accessible.
Medical emergencies - In case of a life-threatening situation, call 112 for an ambulance. At a hospital, go to SEH (spoedeisende hulp) or to first aid EHBO (eerste hulp bij ongelukken). Try calling your GP first in case of urgent matters. When not available, call the GP station (huisartsenpost) if you don't need hospital care.
Costs – Basic costs are covered by your (mandatory) health care insurance. It's possible to take out additional insurance or to meet extra costs yourself. Policy conditions may vary. See Insurance.
The Rotterdam region has a high-quality fiber optic network where voice and web quality can be guaranteed. There are several internet providers. 4G mobile internet is possible.
If you wish to have a fixed telephone connection in your home, you can contact the Dutch provider KPN. However, most people nowadays have a mobile phone (prepaid or with subscription). Various types are sold against various rates.
For a digital cable tv (and radio) connection in Rotterdam you have to contact Ziggo. Other options for a tv connection are digital tv by glass fiber (e.g. KPN Digitenne), by satellite (e.g. CanalDigitaal) or by internet. Contact a provider for availability of channels and prices.
Several providers can supply a combination package of internet, tv and telephone. Prices may vary. Please contact Riva Rentals for more information. Our administration department has close contact with all the providers on the market.
In most Rotterdam neighborhoods payment is required for parking your car on the street or in a parking garage. Paid parking in Rotterdam is divided into parking areas. Parking permits are valid only in the streets that belong to the sector number. Residents can apply for a parking permit digitally on the city hall website. Parking on the street will cost approx €66 annually for the first permit; parking in a municipal garage approx €27 per month. Riva Rentals has apartments and houses available that include parking space.
If you park your car on the street, you must bear in mind that parking charges apply to the whole inner city as well as other busy places. Tariffs and times at which charges apply are stated on all ticket machines. It is not possible to use coins in Rotterdams' on-street parking meters. Payment can be made by bank pass or credit card. In most parking garages you can pay in cash or with a credit card.
Parking violations will be fined, varying from €35 to €370. Parking authorities can also have your car towed away to a police compound: base rate travel costs €129, towing costs €82, storage costs €44 for (part of) the first day and €24 for (part of) each subsequent day.
Car purchase
Driving license
The Netherlands has a good public transport system, consisting of train, bus, tram, metro and ferry. Travelers need an OV-chipcard to pay for the trip.
Public transport in Rotterdam is provided by RET (www.ret.nl). Timetables of metro, tram and bus vary per line, but usually public transport is available from 5.30 till 00.15 hours. With the RET BOB-bus it is possible to travel at a Friday or Saturday night in the Rotterdam area (€4,55 for a single trip). For transport over water you can take the Waterbus (www.waterbus.nl).
OV-chipcard – (Anonymous) OV-chipcards are available at many supermarkets, tobacco shops, railway and bus stations for €7,50 (this is without travel credit). Charge credit to the card and you can use it immediately. You can charge credit to the card at a service desk or a ticket vending machine with a credit card, debit card (pinpas) or cash (options may vary). When traveling by train, you activate your card for railway travel at a NS ticket vending machine and make sure you have at least a €20 credit on your card. The card will remain valid for five years. It is possible to claim the credit remaining on the card, minus admin fees. Single-use chipcards and (month/year) passes are also available. Don't forget to check in and out! (More info on https://www.ov-chipkaart.nl/)
Traveling in Rotterdam - Next to the (anonymous) OV-chipcard you can also buy a ticket for 1, 2 or 3 days for unlimited travel by tram, metro and bus. Further, there are 2 hour tickets for sale at vending machines or 1 hour tickets from the bus driver. Activate the card at the first check-in. Please remember to check in and out every time, or your day ticket will not be valid. A fine may be imposed in that case.
Childcare (kinderopvang) - The possibilities for childcare may vary from a few hours a day to 24-hour care. A crèche or day care centre (kinderdagverblijf) provides daycare for children from 0 to 4 years old from Monday to Friday. After school care facilities (bso – buitenschoolse opvang) look after children from 4 to 12 years old before and after school hours and during school holidays. A few facilities in Rotterdam have international groups (e.g. Funtazia International Child Care, Bimbola, Kindergarden, Het Steigertje). Host family care (gastouderopvang) provides care for children from 0 to 12 years old, varying from a few hours to 24 hours per day several days a week. Other options are a babysitter (oppas), babysitting service (oppascentrale), nanny or au pair. Some employers have their own childcare facilities.
Preschools (peuterspeelzalen) – At preschools children aged two to four spend a few hours, twice or three times a week, playing with other children and doing activities under professional supervision.
Compulsory Education Act (Leerplichtwet) - The compulsary school age in the Netherlands is from five to sixteen. Without a basic qualification (at least a havo, vwo or mbo2 diploma) youths are obliged to follow education until the age of eighteen. Children are permitted to attend school from the age of four. International schools, as an exception, offer education for three-year olds. Home schooling is not common, but is allowed under certain circumstances. The Compulsory Education Act is enforced by school attendance officers (leerplichtambtenaren); violations may be fined.
Primary and secondary school (basisschool en middelbare school) - There is a free choice of school. Schools have a general, religious, philosophical, educational or combined basis. Children from the age of four are first admitted to an eight-year primary school. After completion of primary school, children make a choice for their secondary education. If you would like your children to attend a regular Dutch school, Rotterdam offers the possibility of special language classes at regular primary and secondary schools.
Transition class (schakelklas) - Children who do not speak Dutch well enough for a regular Dutch schoolclass can go to a transition class. A fair number of schools in Rotterdam have such classes. For children younger than 12 years contact Weer Samen Naar School (Rotterdam North 010-2439375, Rotterdam South 010-4862431). For children older than 12 years contact Koers-VO (010-4842576).
International schools - Schools for international education in Rotterdam are: American International School of Rotterdam (primary & secondary school / www.aisr.nl), De Blijberg (English / www.blijberg.nl), The Japanese School (ages 6-15 / www.jsrotte.nl), Rotterdam International Secondary School (e-mail: info.riss@wolfert.nl), Wolfert van Borselen (English stream /www.wolfert.nl).
Universities (hbo & universiteit) - International higher and post-graduate education (English language) leading to a Master of Business Administration degree (MBA), Master of Business Informatics (MBI) and Master's course of Urban Management, is provided by: Erasmus University Rotterdam (www.eur.nl), The Rotterdam School of Management (www.rsm.nl), Rotterdam University (www.rotterdambusinessschool.nl/).
After termination of the rental period has been agreed upon, the tenant will give access to the property for house viewings and/or maintenance, with a day's notice from the landlord.
At departure the tenant will handover all keys to the landlord and leave the property and its furniture, fixtures and other belongings clean and in the original condition, normal usage excepted.
By choosing Riva Rentals as your exclusive representative, you will benefit from our extensive network and know-how in the rental market, get the best conditions, guide you through the complete homesearch and rental process and more. No separate appointments with various housing agents, not spending all day searching on the web where to look for rental properties in Rotterdam.
As we work with all colleague real estate agencies and have access to all properties they offer, we are able to find your new house or apartment throughout Rotterdam with any agency.
This homesearch will save you time and money, keeps you focussed on organizing your moving to Rotterdam, as we will take care of your search to find the most suitable apartment matching your requests.
Our experienced rental agents are highly knowledgeable and focused on your needs. We are committed to find you the right housing, not only from our own portfolio but we scan the complete market for you.
Please contact Riva Rentals Rotterdam for further information: telephone +31(0)10-2361795 or e-mail.
Prices are given as an indication only and are subject to change. No rights can be derived from the information above. Although every effort is made to publish a correct text, Riva Rentals cannot accept any responsibility for the accuracy of the information.
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