Viewing playbook

Apartment viewing checklist for the Netherlands: before, during, after

By Dormetrics — DoArt (sole proprietorship (eenmanszaak)), KVK 58598464 · Last updated: 18 July 2026

A viewing is not a formality — it is the single strongest scam filter in a Dutch housing search, which is exactly why scammers work so hard to avoid one. The sequence that keeps you protected has three stages: before the viewing you verify the listing and who owns the home; during it you check the property and ask the questions landlords only answer face to face; after it you sign first and pay second. According to !WOON's guidance on avoiding housing scams, paying anything before you have seen the home and signed a contract is the classic trap. This checklist walks all three stages.

What do you check before the viewing?

Ten minutes of screening saves a wasted trip — or worse:

  • Run the listing through a red-flag check: price versus the city benchmark, scam-script language, payment demands (Dormetrics does this free in about 60 seconds).
  • Reverse-image-search the photos — stolen images are the most common tell of a cloned listing.
  • Confirm the viewing is free and in person. A 'viewing fee' or a 'video is enough, transfer to reserve' is the scam, not a viewing.
  • Know who you're meeting: full name, phone number, and whether they claim to be the owner or an agent.
  • If a deposit will be discussed, verify the owner first — the land registry (Kadaster) records who owns every Dutch address.

The 12-point check inside the home

You're inspecting two things at once: the property's condition and the landlord's story. Work through:

  • Moisture and mould: corners, window frames, behind furniture, bathroom ventilation.
  • Heating and hot water: what system, how old, who maintains it.
  • Meters: gas, electricity and water — separate meters, or 'included' with no breakdown?
  • Locks and doors: does your room lock, who else holds keys.
  • Who else lives there: how many people, which rooms, shared facilities.
  • Noise: traffic, neighbours, hospitality below — visit at an evening hour if you can.
  • Internet: existing connection and who pays for it.
  • Furniture state if furnished: photograph everything at handover.
  • Ask: can I register (BRP) at this address from day one?
  • Ask: what is the bare rent, and what do the service costs cover, itemised?
  • Ask: how many months' deposit, and in whose name is the account? (Two months' bare rent is the legal maximum.)
  • Ask: who is the owner? — then check the answer against the Kadaster before paying.

Run a free check

What happens after the viewing?

The legitimate order is fixed: agree terms, receive a written contract, read it, sign it — and only then pay the deposit and first month, by SEPA transfer to a Dutch IBAN in the name on the contract.

Money never moves at the viewing itself. 'Pay now to secure it, three others are interested' is pressure theatre; a landlord who runs their process this way is either breaking the good-landlordship rules or running the script. And before that transfer, check the rent is even fair: the Huurcommissie's free huurprijscheck scores the home under the Dutch points system.

Can't attend in person? The remote-viewing minimum

Searching from abroad is exactly the situation rental scams exploit, so the fallback rules are stricter, not looser. The absolute minimum is a live video call in which the person walks through the entire home on your instructions — opening the front door from the street, showing the meter cupboard, the view from each window. A pre-recorded video proves nothing.

Better: send a proxy. Many universities, student unions and local friends-of-friends will do a viewing for you. And whatever route you take, the owner check carries more weight when you cannot stand in the hallway yourself: match the landlord's name against the deed before any deposit.

Frequently asked questions

Is it normal to pay a fee to attend a viewing?
No. Viewing a rental home in the Netherlands is free, always. Any 'viewing fee', 'reservation fee' or deposit requested before a signed contract is the standard scam signal.
The landlord says a video is enough and wants a transfer to 'hold' the home. What now?
Walk away. A live video tour is an emergency fallback for remote searches — never a reason to pay before a contract. Pre-payment without an in-person option is the core of the scam script.
What questions do landlords only answer properly in person?
BRP registration, itemised service costs, deposit terms and who actually owns the home. Evasive answers to any of these at a viewing are as informative as mould on the wall.
How do I document the state of the property?
Photograph every room, meter reading and defect at handover, and get the check-in report in writing. Those photos are your evidence when the deposit is settled at the end.
Should I still verify the owner if the viewing went well?
Yes. A viewing proves the home exists and the person has access — not that they own it. Subletters and 'agents' without mandate run scams from real apartments. Match the name against the Kadaster before the deposit.

Screen the listing before you book the viewing

The free check reads any Dutch listing for red flags in about 60 seconds — and when a deposit comes into play, the owner check confirms match / no-match against the land registry.

Run a free check

Dormetrics is a risk signal, not a guarantee. We show you which red flags fired and whether the person taking your deposit legally owns the property. Always view in person, pay by SEPA to a Dutch IBAN, and insist you can register at the address (BRP). The final decision is yours.

Sources

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