Returns start with control
Anyone who stays in control reaps both certainty and margin.
Automate
Use digital inspection reports, direct debits and smart locks so the administrative hassle disappears and you have more time left for strategy.
Screen
A thorough check of credit score, employer statement and social media prevents 90% of defaulters, as we see in practice.
Index
Adjust the rent to market level each year, considering inflation and tenant protection, because indexing too late will cumulatively cost thousands of euros.
Optimise
Make your property more sustainable with LED lighting and HR++ glazing; a higher energy label lifts the rent by an average of 4% and attracts environmentally conscious tenants.
What comes next.
The common thread
Some landlords compare letting property with driving on the A2 on a Monday morning: everyone knows the route, yet many end up in traffic.
The common thread
We regularly repeat the same mantra: measure, adjust, communicate. This rhythm underpins every successful letting portfolio.
What we notice
New landlords focus on basic rent, while ongoing costs such as service, maintenance and vacancy only come back later like a boomerang.
Location remains king, but convenience is the powerful queen
Digital tools speed things up, but human contact remains essential
One day of delay at handover equals two weeks less rental income
How do you navigate this letting journey?.
Theory is useful, but real value comes from action. Follow these steps to let without stress.
Step 1 – Market research.
Dive into local rental data, talk to agents and check platforms such as Pararius. Compare square-metre prices, property types and turnaround times. This way you discover profitable niches, for instance furnished studios near hospitals.
Step 2 – Legal foundation.
Draw up a watertight tenancy agreement, including a diplomatic clause or fixed-term contract where relevant. Do not forget the new Good Landlord Act; violations come at a high price.
Register as a landlord with the municipality if required
Record service charges transparently, including settlement period
Step 3 – Marketing that resonates.
Professional photos, a 3D tour and a compelling description boost applications by 60%. And using social media? An Instagram Reel of the roof terrace attracts young expats surprisingly quickly.
Step 4 – Selection & screening.
Interview candidates in person, check ID, payslip and ask for a landlord reference from the previous residence. Dare to say no; two weeks of vacancy is cheaper than a problematic tenant.
Step 5 – Handover & management.
Record the condition of the property with 4K video, hand over the keys after signing the handover report and set up alerts for rent arrears. Schedule minor maintenance proactively each year, because prevention saves drama.
Want to brainstorm about your property?
Do you feel after reading this that you could get even more out of your property but are not sure how? Let's grab a coffee with no strings attached. We will listen, ask critical questions and think along about a plan that matches your goals.
Practical letting tips that pay off tomorrow.
From simple checklists to smart contract clauses.
Budget-neutral upgrades
A splash of fresh paint in neutral tones, energy-efficient lighting and a solid kitchen tap. These are small expenses, but they make the property feel more modern and justify a higher rent.
No perfect picture
A small crack in the skirting board? Show it during the viewing. Transparency breeds trust and minimises discussions later.
A critical look at regulations.
What changed recently and what is coming?
Since 2023 the buy-to-let protection applies in more and more municipalities, which means you cannot simply let within four years without a permit. We also see that municipalities enforce differently, so check local policy.
Statutory indexation
Under the current system you may increase the rent of private-sector homes based on inflation plus additional surcharge. But 2024 could surprise again; politics is hinting at caps.
Letting to expats
Expats often pay more, but demand quick service. Make sure you have an English-language helpline or work with a property manager who can provide it.
Looking ahead: technology and property letting.
Digital twins, IoT sensors and tokenisation are at the doorstep.
Digital twins make it possible to model maintenance costs years in advance. IoT sensors send real-time alerts when a leak occurs, preventing mould. And tokenisation? You might soon be able to let micro-shares of your property to investors worldwide.
That said
Technology is fantastic, but a friendly introduction to the tenant remains decisive for a long-term relationship.
"A deal is a deal"
Yield.inc is a new asset manager in the Netherlands that focuses on excellent customer experience, sustainability and technology. When faced with the question of whether to develop our platform in-house or with a partner, we got in touch with Spartner. We are still 100% behind the choice for Spartner because we own the source code and with Spartner, a deal really is a deal, whether it concerns the delivery date or the agreed budget!
Hans Lugtenberg Partner at Yield Inc.
"A professional software partner since 2010"
Spartner is involved and contributes in our search for innovations and always delivers top-notch work. After the first Huurda.nl version got out-dated, we collaboratively launched a completely new version in 2020.
Custom-built search engine for rental propertiesNorbert Wegter Owner of 123wonen and Expat Homes Holland
"Pragmatic and flexible collaboration"
Spartner has created a customized portal for us for the accountability of large-scale collaborative projects. This enables us and our partners to execute and account for their plans in a shared environment that is secure, transparent, and manageable. The pragmatic and flexible collaboration with Spartner has ensured that we have quickly achieved a functional and user-friendly environment.
Jurjen Terpstra Managing Partner at Wecreate Consulting
"AI and machine learning as legal tools"
In 2020, we transferred the development of Lynn to Spartner. As a result of their fast development process, the Lynn platform achieves an increasingly central role in the legal world.
Lynn, the smart AI legal robotMarco Caspers Software Development Manager at Lynn Legal
"As a business you must dare to move forward"
Innovation and change are not always welcomed with equal enthusiasm by our employees, man is a creature of habit but as a company you have to dare to move forward and the need for a contemporary drawing program for the realization of various constructions with our Masterbloc bricks was high. For us but also for Spartner, this challenge was a bit of pioneering and together we had to overcome some hurdles to arrive at a beautiful and efficient business tool. A development and learning process for both parties, in which the feedback of questions and desired adjustments by our employees to Spartner was always in good consultation and we could count on quick feedback and targeted solutions. We continue to exchange experiences with Spartner and look back and forward to a successful collaboration.
Powerful 3D construction drawing softwareBjorn Gubbels Owner of Masterbloc
"Spartner extends our capabilities and development capacity"
With weekly calls, using our Azure DevOps sprint system, Spartner actively works together with our innovation, communication and software development departments.
Multi-website CMS with Statamic 3Marco Leenders Head of Automation
"Flexible collaboration with yearly updates"
The projectteam of the city of Groningen is very enthusiastic about the "Roomfinder" platform.
Real estate management software for student roomsGemeente Groningen Projectteam
"Have been using Laravel Excel for years"
We requested custom help to a performance challenge we had in our implementation of Laravel Excel. I was amazed how quickly these Laravel artisans achieved significant performance gains, which saved us a lot of development time.
Open source package for LaravelJosh Mountain Co-Founder at IncentivePilot.com
"Higher occupancy rate thanks to our user-friendly platform"
Throughout the great years that we cooperate with Spartner (previously Maatwebsite, Ed.), our software has been developed continuously. Students and landlords actively work with features like allocation, payments, chat, contract generation and more.
Custom built ERP for all student residencesMaurice Evers Head of Student Housing Department
"Innovating in the digital identification network of The Netherlands and Europe"
The pro-active approach of Spartner was crucial in understanding the complexity of the eHerkenning network.
Development of eHerkenning connection and servicesMaarten Bremer CTO / Founder Ensured
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"Innovation in legal technology"
As jurists with knowledge of IT, we highly value quality; within code, but also in process. The high work-level and trustworthiness of Spartner gives us the capacity to continuously create innovative features.
Legal tech platformNiels Winters Managing Director JuriBlox
Why should I request a rental deposit? 😌
A deposit protects against rental damage and unpaid bills. It is usually equal to one or two months' basic rent. Make sure the amount is stated in the contract and kept in a separate account, then you will have fewer disputes upon return.
How often may I increase the rent? 📈
For social housing you follow the annual guidelines of the Dutch government. In the private sector the CPI index plus any surcharge applies, unless a temporary freeze is imposed. So check the annual parliamentary letter on this.
Is a fixed-term tenancy still convenient? 🤔
Since the Housing Market Mobility Act you may let for a maximum of two years on a temporary basis. It works fine for students or expats, but extending is tricky; one day overrun means an open-ended contract.
What if my tenant does not pay? 😟
React immediately: send a reminder, then a notice of default, followed by a collection procedure through the sub-district court. We understand this is stressful, but postponing usually only makes the arrears bigger.
As a private landlord do I have to charge VAT? 💸
Residential letting is exempt from VAT. However, if you provide extra services such as cleaning and breakfast this can change. In doubt? Consult a tax adviser, because fines are hefty.
Can service charges rise without limit? 🔧
No, they must be cost-reflective. Keep invoices and prepare a clear annual statement. Transparency prevents distrust and complaints to the rent tribunal.
Does the energy label really affect the rent? 🌿
Yes, homes with label A or B are rented out faster and yield on average 3-5% more. Moreover, with a green label you can often score higher points in the housing valuation system.
