Waiting Lists & Lotteries: What Tenants in Netherlands Need
As a tenant in the Netherlands you may encounter waiting lists or lotteries when searching for a rental home. This article explains in plain language when landlords may use such selection methods, what rights tenants have and what steps you can take if you feel treated unfairly. We cover legal frameworks, practical tips for collecting evidence, and how to raise objections with the landlord or an official body. The guidance is aimed at tenants without a legal background and includes concrete action points such as requesting written explanations, keeping communications, and seeking advice or formal complaint routes. This helps you understand your options in housing allocation.
What can a landlord do?
Landlords may set requirements for prospective tenants, but selection methods must be reasonable and non-discriminatory. The legal rules on tenancy agreements and allocation are in Book 7 of the Civil Code[1]. If selection is based on objective criteria it is usually permitted, but arbitrary lotteries or discriminatory selection are prohibited.
When are lotteries or waiting lists allowed?
A landlord may use waiting lists or lotteries if there are clear, pre-announced and non-discriminatory criteria and all applicants are treated equally.
- If the housing is scarce and selection criteria are objectively established.
- If there is transparency about who is registered and on what basis lotteries take place.
- If selection methods do not result in prohibited distinctions, for example on the basis of age or origin.
What can you do as a tenant?
Follow these steps to protect your position and, if necessary, file an objection.
- Request a written explanation from the landlord about the selection criteria and outcomes.
- Keep all communication, registrations and proof of registration.
- Check with the Rent Tribunal or government guidance on allocation and complaint procedures[2][3].
- Consider legal advice or filing a complaint with the subdistrict court (kantonrechter) for serious unlawful actions.
- For questions about maintenance and small repairs, see our practical guide: Maintenance and small repairs (who pays what).
Frequently Asked Questions
- Can a landlord just hold a lottery without rules?
- A landlord may not hold a random lottery; there must be objective and non-discriminatory criteria.
- Can I object to being excluded from the waiting list?
- Yes, first request a written explanation and then escalate to an authority or court if you are repeatedly excluded unfairly.
- Does the Rent Tribunal help with lotteries or waiting lists?
- The Rent Tribunal mainly handles rent and service charges, but also provides information about procedures and rights.[2]
How to object to a lottery or waiting list
- Gather evidence: emails, registration proofs and the rules used by the landlord.
- Send a written objection letter to the landlord requesting explanation and correction.
- Ask for mediation or advice from local tenant organizations or the Rent Tribunal.[2]
- If necessary, file a petition with the subdistrict court or seek legal advice.
- Document every step and deadline; respond promptly to any formal notices.
