You’ve finally found a room. Yes! But right before signing the contract, you hear: “There’s a two-month deposit.” Or: “Your parents need to act as guarantors.” Wait, what?
There are many benefits to living on your own, but as a student you don’t want financial stress or vague rental agreements. In 2025, it’s important to understand the rules around deposits and guarantees. That way, you avoid paying too much, waiting months to get your money back, or never seeing it again.
In 2025, the deposit for a student room is typically 1 to 2 months’ rent. For new contracts, landlords may legally ask a maximum of 2 months’ rent. Only for contracts signed before 1 July 2023, the maximum of 3 months still applies. Service costs (like cleaning, gardening or caretaker fees) do not count toward the deposit.
Landlords are allowed to request a deposit when renting out a student room. But how much depends on when the contract was signed. Since 1 July 2023, new rules have capped the deposit amount. Still, some landlords ask too much. On average, private landlords charge 1 to 3 months of basic rent as a deposit, but this varies. Below are two clear examples so you know what’s allowed and what’s common.
Lisa signed a rental contract in May 2023 for a student room costing €400 in basic rent per month. Her landlord is still legally allowed to ask 3 months’ rent as a deposit. That’s €1,200.
Noah signs a rental contract in September 2025 for €450 per month. His landlord may ask a maximum of 2 months’ rent as deposit, so €900.
A deposit (also known as a security deposit) is an amount you pay at the start of the rental period as a guarantee for the landlord. Whether you're renting in the social sector or private market, this one-time payment is always on top of your monthly rent. It covers damages, missed payments or other costs. If your room is in good condition and you’ve paid your rent, you’ll get the full amount back when your contract ends.
You’ve cleaned your room, returned the keys, and then… you’re told you’ll only get part of your deposit back. “For cleaning costs,” says the landlord. But what exactly can be deducted — and what can’t?
Only if the landlord has a valid reason and proof. For example:
Some things are not your responsibility:
Tip: when moving in, take photos and note existing damage. It’ll help protect you when moving out.
Didn’t get your deposit back (or only part of it)? Ask for a written breakdown. If the landlord refuses or doesn’t respond, you can get help via huurcommissie.nl or the Juridisch Loket.
Your landlord must return the deposit within 14 days after your rental contract ends. If costs are deducted, the remaining amount must be paid within 30 days, with a written explanation.
Send a registered letter demanding the amount within two weeks. Mention possible legal action. Still no payment? Get legal help — the landlord is always required to pay, even if the property was sold.
Got more questions about deposits or student rentals? Don’t hesitate to contact us. Still looking for a room, studio or apartment? Sign up now on Kamer.nl and start your search on the largest rental platform in the Netherlands.