Rental scams in the Netherlands: What every student and expat needs to know

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Finding student accommodation in the Netherlands is tough enough. But now, a growing new phenomenon of rental tricks is making things even tougher. Scammers are tricking unfortunate students with fake adverts, demanding upfront payment, and then disappearing into thin air. With the market already full to capacity for homes, the students are frustrated, vulnerable, and usually left short a few thousand euros.

How rental scammers work in the Netherlands

Rental scams have a tried-and-true script: the scammers list apartments or rooms that don't exist or belong to someone else. They use gorgeous photos and sub-market rent to lure in students, only to intimidate them into paying for deposits before seeing the property. These are most often the techniques they use:

• Fake adverts: scammers advertise non-existent flats, commonly using stolen photographs of real homes.
• Hijacked ads: impostors copy legitimate rental listings and replace the contact details of the landlord with theirs, cheating renters in the bargain.

Rental scammers employ trickery, urgency, and false promises to get students to send money for properties that don't exist. They often disguise their scams in the language of convenience, technology, and exclusivity, which makes it harder for victims to see the scam until it's too late. The bottom line: send no money to someone you've only met online.

8 red flags that signal a scam

Rental scam advertisements can be found anywhere, but your safest bet is coming across these scams on online media such as Facebook, Kamernet.

1. Viewing denied
2. Airbnb payments
3. Pressure to sign contract
4. To good to be true
5. Pay deposit via western union
6. Landlord not in the country
7. Unprofessional contracts
8. Pay deposit to view the properety

The following are some of the red flags that signal a rental scam:

1. Viewing denied

A scammer will typically not allow potential tenants to view the property in person, citing excuses such as no time or current tenants who will not be bothered. They may offer video tours or pre-recorded videos to look legitimate. While video tours can be helpful, they should never replace an actual viewing where possible. Denying an in-person visit is a tactic designed to mask the fact that the scammer has no legitimate claim to the property. Always insist on a viewing or involve a trusted representative if you’re not physically present in the country.

2. Airbnb payments

On platforms like Airbnb, reviews speak volumes about a host's honesty. Positive and consistent reviews by real tenants fill you with trust. If your host has no reviews or requests you to contact him/her offline, that should raise an eyebrow. Honest hosts will never require you to forgo using the platform's safe communication and payment features.

3. Pressure to sign contract

Another red flag is being pressured into hastily signing a lease. Fraudsters use high-pressure tactics to make renters sign as fast as possible so that they cannot review or question the terms of the agreement. These types of leases are typically vague, poorly written, or leave out important details such as explicit terms of payment and protection for renters. Always take time to read and understand any lease agreement thoroughly and have it reviewed by a professional attorney if necessary.

4. To good to be true

A prime location at a price that can't be beat is an old scamming trick. Advertisements in desirable neighborhoods, like Amsterdam's canal district, priced well below the going rate should be met with skepticism. Bargains do occur from time to time, but they are not common, particularly in highly desirable areas. Research normal prices for the area and be wary of any significantly low-priced property.

5. Pay deposit via western union

Legal payment avenues are important when transacting rent. Scammers prefer traceless mediums such as Western Union, MoneyGram, or wire transfers that cannot be tracked in the event of something going wrong. They can even demand them as the "only" available method for payment, an implied coercion tacked on. Always opt for secure and traceable methods, such as direct bank transfers to confirmed accounts or websites that offer buyer protection. If a landlord refuses to take these methods, take it as a warning sign and do not go any further.

6. Landlord not in the country

Scammers will typically pose as landlords who are away from the country at the time, with seemingly plausible reasons such as a work transfer or family crisis. They will ask you to pay ahead of time and promise to send keys through mail or have a third-party handle the lease. This scam is based on trusting the renter and a sense of urgency while searching for accommodation. Always verify the landlord's identity and insist on a meeting in person or a virtual tour where you can talk directly with them. If the landlord is unavailable or always excuses himself from showing up, it is a huge red flag.

7. Unproffesional contracts

Contracts are the foundation of any valid rental agreement. Scammers tend to give contracts with vague language, missing information, or terms that don't comply with local rental regulations. If a contract appears amateurish, with many mistakes or missing vital information like your rights as a tenant, consider it a red flag. It is important to have a legal professional examine any contract that seems suspicious or unclear.

8. Pay deposit to view the property

One of the most obvious red flags in rental scams is being requested to pay a fee or deposit simply to see the property. Scammers will usually say this is to "secure your slot" or guarantee "serious inquiries only," but genuine landlords or agencies will never ask for a viewing fee. This scam takes advantage of desperate renters who do not want to miss out in a competitive market. In reality, there is no property to view, and once the money is paid, the scammer vanishes. Always refuse to pay upfront for viewings and insist on an in-person viewing before any money is committed.

The 5 most common rental scams in the Netherlands

Scammers often target online platforms that lack strong security or verification features. Large general marketplaces that aren't specifically designed for rental listings can also attract potential tenants searching for affordable deals. People looking for low rent may be less likely to question listings that seem too good to be true.

1. Fake rentals listings
2. Incomplete leases
3. Landlords who are out of the country
4. Requests for deposit via payments apps
5. Fake "rental agent" claiming to represent private properties

Most rental scams follow the same general pattern. It’s all about getting you to pay first and ask questions later. Here are the most common scams and how you can identify them before losing your money:

1. Fraudulent rental listings on Facebook

Rental scams on Facebook are becoming more common. Always stay cautious when browsing listings. If something seems too good to be true, it probably is!
Alarm bells:

• Frequent mistakes in spelling or grammar often point to an unprofessional listing. In some cases, this could be a sign of a scammer trying to take advantage of unsuspecting renters.
• If the landlord refuses to provide the full address or detailed information about the property, it’s a strong indicator that something might be off.
• Watch out for blurry, grainy images, or photos with watermarks from other sites. These could be stolen photos used to deceive you into thinking the deal is legitimate.
• If the rent price seems too good to be true, it often is. Scammers use low prices to lure renters in, creating a sense of urgency to complete transactions quickly.

Avoid the scam. Here’s what you should do:
If anything in the ad seems suspicious, proceed with caution. Don’t let yourself fall into the trap of a rental nightmare and check if the landlord is the legal owner of the property.

2. Incomplete rental agreements

Scammers often create vague leases to leave room for fraudulent changes after signing. This puts renters at risk of unexpected charges or altered terms later on.
‍Alarm bells:

• What seems like an innocent mistake can be an attempt to leave room for manipulation of lease terms after the fact.
• Lack of crucial details like the property address, rent amount, and repair responsibilities is a clear warning sign.
• Legitimate landlords never ask for payment before a lease is officially signed.
• If the lease is overly vague about repairs, damages, or liabilities, it could be a scam.

Avoid the scam. Here’s what you should do:
Always read the lease carefully. Look for any suspicious clauses or lack of details. If you find anything unclear or missing, ask for clarification or changes before signing.

3. Landlords who aren’t in the country

Scammers often use the excuse of being out of the country to avoid suspicion. This tactic allows them to skip important steps like providing an in-person tour, all while collecting rent without any verification of the property’s condition.
‍Alarm bells:

• If the owner claims they can’t show you the property because they’re out of the country, it’s a major warning sign. You may be pressured into signing a lease based on just photos.
• Any story that prevents the landlord from meeting you or showing the property should raise suspicion.
• Scammers often claim they’re out of town or can't meet in person. If the listing lacks clear, real photos or offers to show the property only via video call, proceed with caution.
• Scammers often create a sense of urgency, pushing you to make quick decisions without proper verification.

Avoid the scam. Here’s what you should do:
Never send money to a landlord without seeing the property in person. Even virtual tours can be manipulated, so always verify that the landlord is the legal owner and let a third party do an inspection on the property.

4. Deposit demands via wire transfer or payment apps

Scammers often ask for payments through methods that are hard to reverse or dispute, like wire transfers, cash, or payment apps. Any legitimate landlord will accept deposits through secure, traditional payment channels.
‍Alarm bells:

• If the landlord asks for payment via wire transfer, cash, or cashier's check, be cautious. These methods are difficult to cancel or dispute if something goes wrong.
• A scammer might pressure you into using apps like PayPal, or other non-secure payment systems, offering flimsy excuses.
• Be especially wary if the landlord asks for payments via gift cards or cryptocurrency, these are red flags for fraud.

Avoid the scam. Here’s what you should do:
Never accept non-standard payment methods. Stick to traditional, secure options like debit or credit card payments, which offer protections against fraud and theft, exactly why scammers try to avoid them.

5. Fake agents claiming to handle private rentals

Scammers have increasingly turned to social media platforms like Facebook to carry out rental scams. They create fake profiles and reach out to individuals looking for places to rent, offering attractive deals that seem too good to be true.
‍Alarm bells:

• If you receive a message from someone claiming to be a rental agent offering a unit at an unusually low price, be cautious.
• Watch for listings that offer upscale properties at prices far below market value, a common tactic used by scammers.

Avoid the scam. Here’s what you should do:
Whenever possible, avoid looking for rentals on social media. If you do decide to check listings on platforms like Facebook, ensure you verify the identity of the person behind the profile and double-check the legitimacy of the property via a third party.

How to protect yourself from rental scams

Here are some tips to help you steer clear of rental scams while searching for a place in the Netherlands:

• If the deal sounds too good to be true, it probably is. Cheap rentals in city centers are rare. If something feels off, be extra cautious and trust your gut feeling.
• Avoid landlords who only provide an email address, mobile phone number, or a Facebook page. Request more details, like a physical address or proof of ID. Be wary of fake ID copies sent via email, especially if they ask for money to be transferred via Western Union.
• If you can’t view the apartment in person, ask a third party to inspect it for you. Even better, try to talk to the neighbors to verify the legitimacy of the rental.
• Ads on Facebook, Marktplaats, or Kamernet may not always be reliable. Many illegal sublets circulate on these platforms, so be sure to double-check everything.
• Ask if you can register with the council at the rental address. If the landlord refuses, it could be an illegal sublet or scam.
• Scammers often rush you into signing a lease quickly. If you feel pressured, take your time to review everything, the apartment, and the contract before moving forward.
• While deposits are standard, avoid paying additional fees like high agency fees or administrative charges.
• Always make payments via bank transfer. Avoid wire services like Western Union, Airbnb, or cash payments. If you must pay in cash, get a signed receipt and have witnesses present signing a lease agreement.
• Keep all documentation, such as print-screens of the listing, emails, and any payment receipts. It’s crucial to have a file with all the details in case anything goes wrong.

What to do if you’ve already been scammed

If you’ve been scammed while searching for a rental, you’re not alone—and there’s no reason to feel ashamed. Rental scams are becoming increasingly sophisticated, making them harder to spot, especially when they involve online social engineering tactics.

Many victims hesitate to report scams out of embarrassment, but doing so can raise awareness and help prevent others from being targeted. If you’ve been scammed, here’s what you can do right away to minimize the damage:

1. Freeze your credit to prevent scammers from opening accounts in your name. Contact your bank or credit agency to lock your credit file.
2. If you sent money to a scammer, immediately reach out to your bank, payment service, or financial institution’s fraud department to request a chargeback or reversal.
3. Save screenshots of the rental listing, messages, emails, and any payment details (including transaction receipts and account information). These records can be useful in investigations
4. File a report with the police and local authorities.
5. Report the scam listing to your university or employer

Don’t turn house hunting into a nightmare

Finding an affordable rental that ticks all your boxes can be exciting—but don’t let that excitement cloud your judgment. Scammers prey on hopeful renters who are eager to secure a great deal. A little caution can go a long way in protecting yourself from rental fraud. Take the time to verify listings, research landlords, and follow safe rental practices.

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