Illegal Agency Fees for Tenants (Netherlands)

Key facts

Fact 1

As of 2026-07-01: A tenant-paid mediation commission is frequently improper when the agent works for the landlord.

Fact 2

As of 2026-07-01: Ask, for every fee, who the service was for and what you receive.

Fact 3

As of 2026-07-01: Keep the invoice, contract, and messages as evidence.

Fact 4

As of 2026-07-01: NEEDS_CONTENT: statutory basis and deadlines for reclaiming improper fees.

Which rental fees are commonly disputed

Expats are often asked to pay fees on top of rent and deposit: agency or mediation commission (bemiddelingskosten or courtage), "administration" fees, contract fees, and sometimes vague "viewing" fees. In the Netherlands, charging the tenant a mediation commission is frequently not permitted when the agency also acts for the landlord, and several such fees are widely considered improper. Because the details depend on who engaged the agent and the specific arrangement, it is worth identifying exactly what you are being charged and why before you pay.

How to challenge a fee you should not have paid

If you believe you were charged a fee you should not have paid, gather the paperwork first: the invoice, the contract, and any messages describing the fee. Ask the agency in writing to explain the legal basis for the charge and to refund it if it is not permitted. If they refuse, you can seek help from a tenants' rights organisation or pursue the claim through the appropriate channel. Keep records of every request. NEEDS_CONTENT: operator to supply the current statutory basis and any deadlines for reclaiming improper agency fees before publishing legal specifics.

Fees that are normal versus fees that are not

Some costs are a normal part of renting, such as the deposit and the first month's rent. Others, like a mediation commission charged to the tenant when the agent works for the landlord, are frequently improper. The safest approach is to ask, for every line item, who the service was for and what you are getting. If an agency cannot clearly justify a charge, treat it as a reason to push back. An automated screen can flag fee-related clauses in a listing or contract so you know what to question. If a fee was already taken, do not assume it is lost: request an itemised breakdown, ask for the legal basis in writing, and escalate to a tenants' rights organisation if the agency will not respond within a reasonable time.

Frequently asked questions

What are bemiddelingskosten?

Bemiddelingskosten (also called courtage) is a mediation or agency commission. When the agency also acts for the landlord, charging this commission to the tenant is frequently not permitted.

Which fees are usually fine?

The deposit and the first month's rent are normal parts of renting. The safest approach is to ask, for every line item, who the service was for and what you are getting in return.

How do I challenge an improper fee?

Gather the invoice, contract, and messages, then ask the agency in writing for the legal basis and a refund. If they refuse, seek help from a tenants' rights organisation or pursue the claim through the appropriate channel.

Can I get a fee refunded after paying?

Sometimes. Keep all records and request a refund in writing. NEEDS_CONTENT: the operator should supply current reclaim rules and deadlines before publishing specific legal timeframes.

Can my landlord force me to use their agent?

Be careful if you must use a specific agent and also pay that agent’s commission. Ask who engaged the agent and what you receive for any fee.

Are bemiddelingskosten for tenants legal?

Charging tenants a mediation commission when the agency also acts for the landlord is frequently not permitted. Identify the arrangement before paying.

What is courtage in a Dutch rental?

Courtage usually means a mediation/agency commission. Clarify who pays it and why before you transfer money.

Are administration or contract fees OK?

Some add-on fees are disputed. Ask for a written legal basis for every line item beyond rent and deposit.

How do I reclaim an improper agency fee?

Keep the invoice and messages, request a refund in writing, and seek help from a tenants' rights organisation if refused. NEEDS_CONTENT: reclaim deadlines.