1. Househunting introduction

Welcome to the South of the Netherlands.

Living and working in another country can be one of the most exciting and enriching experiences of your life -- but also one of the most challenging.

Fortunately, Househunting is here to help. We know about the local area and to find the way around.  We want to give a step-by-step guide, packed with practical suggestions to get started quickly.

The Expat Guide: Your Guide to get connected quickly, we will help you:

• get organized quickly and find the housing you need;
• recognize and avoid cross-cultural pitfalls;
• maximize your success in learning the local area;
• help children adjust in the right environment;
• overcome "transition shock" as you adjust to your new environment;
• identify employment and other opportunities for accompanying spouses;
• minimize the surprising difficulties of the "reentry" move, and much more.

If you are already an expatriate (living outside your home country), are contemplating an overseas move, or have been assigned abroad by a company, university, institute, non-governmental organization, church, diplomatic mission or military service, this guide is for you. It is also a useful resource for relocation specialists and international human resource managers.

Househunting offers housing in the Brabant Region, in the south of the Netherlands. We have offices in Eindhoven, ‘s-Hertogenbosch and Tilburg. Because moving countries can be a challenging experience, we've put together a collection of resources that can help make relocating and settling in a bit easier.

Househunting has over 500 properties active in our portfolio. We can also arrange viewings for apartments from other agencies in order to serve as a single-point-of-contact for all your housing requirements.

Apartments are offered bare, furnished and unfurnished and starting from around 500 Euros per month. We have offices in ‘s-Hertogenbosch, Tilburg and Eindhoven, however we also represent properties in other cities in the Netherlands such as Helmond, Uden, Oss and Breda.

On contacting us we'll register your details and one of our rental consultants will assist you. We'll make every effort to only show you apartments that closely match your preferences.

We ensure that owners are bona fide and that you'll always receive a balanced rental agreement. Your rental consultant will assist with negotiating an agreement, drawing up contracts and connecting utilities.

Househunting works on a no-cure, no-pay basis to help you find a suitable home quickly at the best price. Our structured rental process helps to ensure that you are shown only the most relevant properties that match your criteria.

2. Setting up a house

Househunting Rental Proces

Step 1. Registering your interest

When you register with Househunting, the first thing we do is ask your housing requirements. Furnished or not? Close to work, city centre or international school? How many bedrooms? Parking? The more specific you can be, the more targeted our search is. Our online search engine can provide an idea of the types of properties we have available.

Because we have specialistic insight in the Dutch market, we can help set your expectations about rental prices and what you can expect for your money. Remember, there are no registration costs at Househunting and we work only on a no-cure, no-pay basis.

Step 2. Finding a suitable property

We have more than 500 properties in our portfolio and have access to all properties registered at other agencies. We work with you to find the best available properties that most closely match your requirements. We ensure that owners are bona fide and that apartments are legal and conform to Dutch regulation.

 Step 3. Accompanied viewings

We offer flexible and convenient viewing times, including evenings and weekends when necessary. We work when it is convenient for you in order to provide maximum viewing opportunities.

 Step 4. Negotiation and contractual administration

We facilitate negotiations between you and the owner. We offer advice on negotiable aspects, and help to maximize your deal. Once an agreement has been made, we draw up a detailed and clear rental contract that both parties are required to sign.

 Step 5. Paying rent and deposit

All tenants are required to make initial rent and deposit payments as agreed in the rental contract before receiving keys to the apartment.

 Step 6. Checking in

We accompany you to the property to conduct an official check-in. During the check-in we fully inspect the condition of the property and verify that the property contents match the inventory list (provided by the owner). You will be required to sign off on all notes made during the check-in.

 Step 7. Tenant support services

During your tenancy we are always reachable for questions and to help resolve issues. For many of the properties we offer management services by ourselfs offered in cooperation with a partner.

Step 8. Checking out

We officially check you out of the property at the end your rental period. At check-out, we conduct a comprehensive inventory review and evaluate the condition of the property. We provide the owner with a detailed report of any missing inventory and damages, and will help administer the deposit and settle any disputes.

Step 9. Finding a new home

If you decide to move to another rental home within the Netherlands, Househunting can help you search for another suitable property. If you instead decide to buy a home, our sister company, Househunting Real Estate, can help you find a property and guide you through the purchase process.

Please contact us for further information about finding a new home, or register here and we will contact you to discuss your housing requirements.

Buying or renting Real estate.

Expatriates in the Netherlands often ask the question: “Should I buy or rent a property in The Netherlands during my stay”. Househunting will help you out deciding renting or buying the right property. 

By renting a house, you can minimize your risks: the monthly rent to be paid is fixed and the rental contract can in most cases be terminated within a reasonable time. As such, renting a house gives certainty and flexibility. However, one cannot benefit from a possible increase of the value of the house and the rent paid is not a tax-deductible item for Dutch income tax purposes.

Buying a house on the other hand can be very tax beneficial. There are certain costs which can be deducted like the interest of the mortgage.

Currently, the Dutch house market is difficult to predict. In previous years, property prices have increased enormously. At the moment prices in the lower and middle price ranges (up to € 250.000) are still increasing but properties in the higher price ranges tend to stabilize or to go down a little. Keep this in mind when negotiating about buying a property with a value above € 250.000. Because of the costs involved when buying a property you should at least live in it for  4 years.

Our fees

When you want to rent an accommodation through our agency we charge you with an office fee of one month rent excl. 19% VAT. For a full guidance of buying a house a commission is charged of 1,25% over the buying price, excl. 19% VAT.

Terms of renting houses & apartments

When renting it is important to know what the terms of the let are and when dealing with, be sure to be specific with your requirements. For example, unfurnished (ongemeubileerd) accommodation means the house is bare; you are expected to furnish yourself, which will include flooring, lighting, curtains and appliances. Semi or Soft-furnished (gestoffeerd) will get you basic appliances, curtains and flooring and furnished (gemeubileerd) will mean you are able to move in with only your luggage.

You will be expected to pay two months rent (one month as deposit and a month in advance) to the landlord, in addition to the letting agent's fee of one month + 19% VAT.

When agreeing the rental terms and conditions, it is advised to include a clause to cover you if you have to move from Holland earlier than expected; this is sometimes called a diplomatic clause. Also prepare a list of expenses that will be covered by the owner and yourself.

Rental agreements

Seek the help of someone experienced in Expat relocation when dealing and deciphering the rental agreement contract, they are lengthy and complex. You can also ask for an English translation of the tenancy agreement from our Househunting Agency, if this is not an option it would be advised to try another agent. Some agencies request your company to act as a guarantor to the rental agreement. It is also advisable to check the clauses relating to cancelling the rental agreement should your circumstances change and make sure this is clear prior to signing the contract.

Buying property

If you plan to buy a house in the Netherlands the first thing to do is determine the maximum you can borrow. Househunting can provide you with an mortgage specific for Expats. We work with an broker who deals with expat mortgages and offers specifically made mortgages.

You may be surprised to find that you can borrow the cost of your house plus any renovation costs. Househunting is also able to prepare your tax rebate applications and guide you through the system smoothly. After you have determined your budget, area and type of properties Househunting can guide you to the right propertie you are searching for. Most of the offered properties are for sale in the Netherlands, the only thing is to find you the right accommodation.  

The process of buying can be expensive. Additional costs of buying include a registration tax (overdrachtsbelasting), notary fees and the brokers commission (which is a percentage based on the purchase price), these items can add up to a further 10% of the purchase price. You will be advised to hire a notary to handle the legal part of the exercise (for deed registration, title search, preliminary purchase agreement).

Searching for property

Househunting offers a full service English housing advice, we can guide you to full search and the available housing offer.

3. Getting connected

Getting Connected

When the rent is not including the gas, water and electricity you need to get connected with the supplying companies. There are several companies for several services.

Power companies

There are several energy suppliers for the Brabant region, the main suppliers being EON Benelux (0900-0601 €0,10/minute) and Essent (0800-0330). You can choose to pay your bill by direct debit each month or by bank giro. Most of the energy provided by the main suppliers is derived from renewable resources.

Water
The supply of water is split into different producer boards across the country. Most properties now have water meters which give a more accurate picture of your consumption, as opposed to a water bill that is included in your rent, based on number of residents in the household. The only supplier for the water is Brabant Water ( 073-6838000).

Waste, trash sewer tax.
When register with the Municipal Personal Records Database Gemeentelijke Basis Administratie (GBA) at the City Hall the invoices of waste, trash and sewer taxes being invoiced directly to your new address. Prices are depending in each town and depending with the number of people living at one address. The average price is € 250,- a year.

Phone, internet & call plan providers

Dutch telecommunications company KPN previously held a monopoly as the incumbent line rental provider. However, now all operators have access to the whole of the telecommunication infrastructure, including fixed line. You can still use KPN as your phone, internet and call provider (different line rental and packages available) but they are the more expensive option and the customer service can be found wanting at times. For a comprehensive price comparison of services available across the providers you can visit www.bellen.com, where you can view the information in English.

Chello
0800 1872 (free)
Chello is a UPC broadband internet service provider; you access Chello services through UPC.

ZIGGO
0900 - 1884 (local tariff)
Ziggo offer internet, ADSL, cable and digital television and telephone calls.
Planet
Customer sales 067 600 2505
Internet and email/web-mail, ADSL, personal websites.
UPC
0900 15 80 (€0,10/minute)
UPC offer internet, ADSL, cable and digital television, mobile and telephone calls.
XS4ALL
Customer sales 020 398 7654 Monday - Friday 9am - 6pm
Help desk is open weekdays to 8pm and weekends from 12pm - 5pm
Internet and email/web-mail, ADSL & DSL, personal server and domain names and mobile internet.Tele2
0900 241 1602 (local tariff)
Tele2

4. Registration with City Hall

Anyone staying in the Netherlands for 4 months or longer must register with the Municipal Personal Records Database Gemeentelijke Basis Administratie (GBA) at the City Hall. It is advisable that you register as soon as possible and not wait until the four months are over, as you may need your registration papers for other purposes. As a new inhabitant of the city it is advisable to bring along a signed Rental agreement of the new house where you are going to live in. Househunting provides the agreements of the houses that are rented out by Househunting. 

Bear in mind that you need a certified copy of your birth certificate when registering with the Municipal Personal Records Database. If you are unable to produce one you will still be able to register. You will, however, receive a letter reminding you that you must produce a legalised birth certificate as soon as possible.

This is the same location where you go when you need your passport e.g. But also when you need permits, driver licenses and other official documents.

City hall Eindhoven

We give you the address of the Eindhoven Municipal Personal Records Database, when you are going to live in another town you could ask Househunting the address of the town hall of the specific city. 

Municipality of  Eindhoven

Stadhuisplein 10

Post adress:
Postbox 90150,

5600 RB Eindhoven
tel. +31(0)40-238 60 00

email: gemeente@eindhoven.nl

Opening hours

Monday from 8:30 to 19:00

Tuesday / Friday from 8:30 to 17:00

City hall ‘s-Hertogenbosch

Municipality of  's-Hertogenbosch

Wolvenhoek 1
PO Box 12345
5200 GZ 's-Hertogenbosch 
General telephone number: +31 (0)73  615 51 55 
Opening hours

Monday / Friday from 8:30 to 17:00

Tuesdaynight and Fridaynight from 18:00 to 20:00

City hall Tilburg

Municipality of  Tilburg

Stadhuisplein 130
5038 TC TILBURG

Postbus 90155
5000 LH TILBURG

General Telephone number; +31(0)13-5428811  

Opening hours

Monday from 9:00 to 17:00

Tuesday / Friday from 9:00 to 16:00

5. House inventory and decoration  

Introduction

Eindhoven has a vast array of appliance specialists and superstores selling most items that you will require. From top end kitchen appliances, design emporiums and sound specialists to the superstores selling brand appliances. The main chain stores are listed below and stock a good variety of most products you will require. There are many other independent specialist stores that sell these products also, but that are too many specialists to list here.

Where do I buy Appliances?

General appliances, white-ware, TV, DVD, Camera and Video

You are also able to buy some products online, but you will generally not be able to buy with a credit card, your options are to pay either by giro-banking or cash on delivery (yes, even if it is €800).

Media Markt
website - http://www.mediamarkt.nl/

BCC
website - http://www.bcc.nl/shop/index

ITS
website - http://www.itsonline.nl

DIXONS
website -http://www.dixons.nl/

EXPERT
website -http://www.expert.nl/

Kijkshop
website - http://www.kijkshop.nl

Domestic, kitchen & personal appliances
Blokker
website - http://www.blokker.nl

Marskramer
website - http://www.marskramer.nl


Where do I buy small household items?

Again, there is a wide selection of stores where you can buy small kitchen items such as cooking utensils, pans and pots, laundry items, crockery, bins etc. For low to mid range prices you can shop in the following shops:
IKEA
website - http://www.ikea.nl

Hema
website - http://www.hema.nl

Xenos
website - http://www.xenos.nl

Trendhopper
website - http://www.trendhopper.nl

If you would like your kitchen and household a bit more elegant and stylish then try:

de Bijenkorf
website - http://www.bijenkorf.nl
in ‘s-Hertogenbosch and Eindhoven located at the very city centre
The Netherlands' premier department store.

Vroom & Dreesman
website - http://www.vd.nl
Department store.
located in the city centre of Eindhoven, Tilburg and ‘s-Hertogenbosch

Where do I buy Furniture ?

As with food shopping, the experience as such doesn't differ that much. Use the following as your guide:

* If a product is sold out, it is sold out. Op=op
* If an item is not at one store, don't expect it at another one (or for the same price; price guarantees from store to store aren't generally possible).
* Mega-store does not indicate Mega-range.
* Just because it is in the catalogue, doesn't mean a store stocks the particular item.
* Shopping takes time (lots) so just run with it or come out before 12 noon, between 10am and 12 is relatively quiet - the rush starts at 12.05 pm.

Where can I buy furniture?

There are a myriad of stores around Eindhoven of all descriptions; from the top range of modern designer items to more traditional designs to the mid-price bracket and the 'cost effective'. It all depends on what you are looking for. As with the rest of your shopping experience, it will take time to shop around and find what works for you and if it fits with your budget. Follow www.Woonwebsite.nl to view all things House & Home related, you can search for a variety of stores around the Netherlands by topic, eg. badkamer/bathroom (site is in Dutch).

See the shops below for home DIY, soft furnishing and furnishing your house. All the websites listed are in Dutch.
Karwei - DIY
Praxis - DIY
Kwantum - budget furniture selection, baskets, lighting, bedding, flooring
Trendhopper - mid priced furniture, baskets, textiles and kitchen and bathroom ware
Leen Bakker - budget-mid priced furniture, flooring, textiles, mirrors, outdoor
Beter Bed - as the name suggests, is a bed shop that also sells some furniture
Oase - bedroom furniture specialist. Nicely laid out in 'room settings'
Divino & Divani - more upmarket store selling furniture and furnishings
Eikenland - upmarket store selling variety of styles of furniture and furnishings
Seats & Sofas - an American branded/styled store, selling only chairs and sofas
Carpet Right - the website lists all store addresses only. Discount flooring store

Suburban shopping
Each of the suburbs have their own shopping centres containing much of what you will require on a daily basis.

If you get tired of traipsing around, there is always IKEA. IKEA stores are really the same the world over, the opening hours are more agreeable and there are lots of areas for your kids to play in. The main advantage however, is that you generally get to take your items home with you when you buy them. After sales service is also very good.

IKEA Eindhoven (north)
Ekkersrijt 4089,  5692 DB SON
This store is the easy to find, even for a novice Eindhoven driver. Just follow the A50 expressway to Nijmegen and take the exit Ekkersrijt and drive toward the very large IKEA sign. Labels and catalogues are in Dutch/English. Great children's play area - for children over 3. Always a busy store no matter what the time or day.

Opening hours: 10am to 9pm Monday to Friday, 9am to 8pm Saturdays. Open on last Sunday of each month.