Inschrijven in the Netherlands: How Municipal Registration Works for Renters (and Why Landlords Refuse)

You find your apartment. Sign the contract. Move in. Then your landlord says: “Don’t register at the municipality. We don’t allow it.”

This sentence should terrify you. Not because registration is complicated—it’s free and straightforward—but because it reveals your landlord is hiding something illegal. This guide explains what registration actually is, why it’s mandatory regardless of what your landlord says, and what it means if they refuse.

What Is Inschrijven (Municipal Registration)?

The Simple Definition

Inschrijven = officially telling the Dutch government that you live at a specific address. It’s recorded in the BRP (Basisregistratie Personen), the national municipal database that tracks who lives where.

Think of it like this: When you buy a car, you register it with the government. When you rent an apartment, you register yourself with the government. It’s the same concept—a record that you officially live somewhere.

It’s mandatory for:

• Everyone staying in the Netherlands more than 4 months
• Both Dutch citizens AND foreigners (no exceptions)
• Students, expats, workers, everyone

It costs: €0 (completely free)

It takes: 1–2 weeks after you submit documents

Why You Need to Register

When you register, the municipality updates several government systems:

• ✅ BSN number – Your citizen service number (needed for bank account, job, taxes, healthcare). You might need DigiD for many of these services.
• ✅ Tax system – Government knows who lives where for tax purposes
• ✅ Voter registration – You become eligible to vote in local elections
• ✅ Benefits system – You can apply for housing benefits (huurtoeslag), social assistance, etc.
• ✅ Healthcare – You can register with a local doctor
• ✅ Emergency services – Government knows where to find you in emergencies

Without registration, you cannot:

• Get a BSN number (blocks everything else)
• Open a bank account
• Legally work in the Netherlands
• Access healthcare
• Receive housing benefits (even if eligible)
• File taxes properly

---

Your Legal Right to Register (Even If Your Landlord Says No)

The Law Is Crystal Clear

You have the legal obligation to register. Landlords have zero say in this.

This is crucial: You don’t need your landlord’s permission. You don’t need your landlord’s help. You don’t need your landlord to “allow” it. Registration is your legal duty and right, not your landlord’s choice.

What actually happens when you register:

1. You make an appointment at the municipality
2. You bring your rental contract + ID + documents (landlord not involved)
3. You fill out forms (at municipality office, not with landlord)
4. Municipality records you in the BRP
5. You leave with confirmation of registration
6. Landlord never attends, never signs, never “approves”

From a legal expert: “If a landlord does not ‘allow’ a tenant to register in the municipal persons registry (BRP) this should be considered a red flag. First of all, it’s illegal for a tenant to not register at the municipality and second of all, the landlord probably has something to hide.”

What Happens If Your Landlord Refuses & You Register Anyway

Here’s where it gets important: If your landlord refuses registration, you must still register. Your landlord cannot legally stop you. But what happens next depends on WHY they’re refusing.

Scenario 1: Illegal Splitting Permit Violation (Most Common)

Many properties are split into multiple units (apartments or rooms) without proper permits. When you register, the municipality discovers this.

What happens:

• You register at the address
• Municipality notices 3+ people registered with different surnames
• Municipality investigates and finds NO splitting permit
• Landlord receives warning letter + fine (€5,000+)
• You may be asked to leave
• BUT: You’re entitled to compensation from your landlord for being evicted from an illegally split property
• Landlord is legally obligated to find you alternative housing or pay damages

Real case example (Eindhoven): “Three friends registered in an apartment the landlord thought could accommodate ‘one main tenant’ on one contract. Municipality found the conversion was illegal. Landlord got a fine and warning letter. The legal battle lasted 15 months with the landlord claiming they were a household. Eventually they left amicably and received partial compensation.”

Scenario 2: Tax Evasion (Why Most Landlords Refuse)

Some landlords simply don’t declare rental income. Registration alerts the municipality to ongoing rental activity, which triggers tax obligations.

What happens:

• You register
• Municipality notifies landlord (as they should)
• Landlord faces back-tax liability + penalties
• You stay (no reason to evict you—you’re legal)
• Landlord’s only consequence: financial

Scenario 3: Landlord Actually Has Proper Permits

If your landlord legitimately has permits and pays taxes, registration causes no problems.

What happens:

• You register
• Municipality processes it normally
• Everything is legal
• You get your BSN, life moves on

---

Why Landlords Refuse Registration (The Hidden Reasons)

Understanding why landlords refuse helps you identify risky rentals.

Reason 1: Illegal Splitting Without Permits

The situation: Landlord splits a house into 4 rooms but never got a splitting permit (splitsingsvergunning).

Why they refuse: Registration triggers municipal inspection and automatic fines for illegal conversion.

The stakes: €5,000+ fines, forced restoration of property, possible lawsuit from tenant for illegal rental.

Red flag: Landlord says “no registration allowed” = they probably don’t have permits.

Reason 2: Tax Evasion

The situation: Landlord rents out a room but doesn’t declare the income to tax authorities.

Why they refuse: Registration alerts the government to the rental, creating tax liability.

The stakes: Back taxes (years of unpaid income tax), penalties, fines.

Red flag: Landlord emphasizes “keeping it quiet” or wants cash-only payments without receipt.

Reason 3: Household Composition Issues

The situation: Multiple people rent from same landlord (roommates) but don’t want to register as one “household.”

Why they refuse: Registration of multiple people with different surnames = household tax treatment, affecting benefits.

The stakes: Roommates lose single-person tax benefits, single-person housing allowance, etc.

Note: This is actually a TENANT problem (roommates not wanting household status), not necessarily a landlord problem. But some landlords use this as excuse.

Reason 4: Building/Zoning Issues

The situation: Property has restrictions on number of residents or rental purposes.

Why they refuse: More registered residents trigger building codes, safety regulations, utility requirements.

The stakes: Landlord faces inspection and costly compliance requirements.

---

How to Register: Step-by-Step Process

What You Need to Bring

Documents required (depending on your situation):

Category	What You Need
ID	Valid passport OR national ID card (NOT driver’s license)
Proof of residency	Rental contract (huurcontract) signed by you and landlord
Birth certificate	Original certified copy (may need official translation if non-English/Dutch/German/French)
Marriage/divorce (if applicable)	Original certified copies, may need translation
Residence permit (non-EU)	Your residence card/sticker/letter from IND

Special cases: If you don’t have a rental contract, you can use a signed consent form (toestemmingsverklaring) from the primary resident of the address.

The Registration Process

Step 1: Make an Appointment

• Go to your municipality website (e.g., Amsterdam, Rotterdam, Den Haag, Utrecht, Almere, Amersfoort, Eindhoven, Groningen, Haarlem, Maastricht, Nijmegen, Tilburg, Zaanstad)
• Book appointment for registration (inschrijven)
• Note: Some municipalities have 2–4 week waits; book early
• Must register within 5 days of moving in (but reality: do ASAP)

Step 2: Gather Documents

• Collect everything above
• Make copies if needed
• Have certified translations ready (if applicable)

Step 3: Go to Municipality

• Attend appointment alone (landlord doesn’t come, not needed)
• Bring documents
• Talk to registration clerk
• Fill out form (gemeente provides, clerk helps)
• Pay €0

Step 4: Wait

• Processing takes 1–2 weeks
• Municipality will contact you or you can check status online
• You’ll receive confirmation of registration

Step 5: Receive BSN

• You’ll get your BSN number (Burgerservicenummer)
• Use this for: bank account, job, taxes, healthcare, everything

Timeline: Usually 2–3 weeks from appointment to having your BSN in hand

If You Don’t Have a Rental Contract

Use a Consent Form (Toestemmingsverklaring):

If landlord refuses to provide a rental contract (red flag!), you can register using a consent form from the primary resident of the address:

1. Ask the main resident/roommate to fill out consent form
2. They sign it + provide copy of their ID
3. Take this to municipality as proof of residence
4. Municipality accepts it
5. You register normally

Key point: This works even if landlord refuses. You don’t need landlord involvement at all.

---

Red Flags: How to Identify Illegal Rentals

If your landlord says ANY of these, it’s a red flag for illegal rental. You can read more about avoiding rental scams in our detailed guide on scams.

Major Red Flags (Walk Away)

🚩 “You can’t register at this address” – Illegal rental or no permits

🚩 “I’ll give you a discount if you don’t register” – Tax evasion

🚩 “We don’t allow registration” – Something is hidden

🚩 “I don’t have a rental contract for you” – Illegal subletting or undeclared rental

🚩 “Just don’t mention my name when you register” – Clear indicator of illegal rental

🚩 “You’ll trigger an inspection if you register” – Landlord knows about permit violations

Moderate Red Flags (Ask Questions)

⚠️ “Rental contract will be ready after you move in” – Vague, potentially problematic

⚠️ “We prefer cash payments” – May indicate unreported income

⚠️ Landlord vague about permit/splitting status – Investigate further

⚠️ Property clearly divided into many units but landlord claims it’s “one home” – Possible illegal splitting

---

What to Ask Your Landlord (Before Signing)

Critical Questions

1. “Can I register (inschrijven) at this address with the municipality?”

• Good answer: “Yes, of course” OR “Yes, it’s mandatory”
• Bad answer: “No” OR “We don’t allow it” OR “It’s complicated”

2. “Does this property have a rental permit (huurvergunning)?”

• Good answer: Landlord shows you the permit
• Bad answer: “I don’t know” OR “It doesn’t matter” OR “There’s no permit”

3. “Has the property been converted or split into multiple units?”

• Good answer: “Yes, and we have the proper permits” (then they show them)
• Bad answer: Landlord avoids the question OR “It’s just a room rental”

4. “Will you provide me a copy of the rental contract for registration purposes?”

• Good answer: “Of course”
• Bad answer: “I’ll give it to you after” OR “You won’t need it”

5. “Is there any reason I wouldn’t be able to register at this address?”

• Good answer: “No, you can register normally”
• Bad answer: Hesitation OR “Well, it’s complicated”

What these answers tell you:

• If landlord gives bad answers: Illegal rental, walk away
• If landlord hesitates: Something to hide, walk away
• If landlord answers clearly + has permits ready: Legitimate rental

---

What NOT to Do

Don’t Let Your Landlord Convince You to Skip Registration

Even if landlord pressures you, DON’T listen. Here’s why:

You cannot legally live in Netherlands without registration:

• Without BSN, you cannot work
• Without BSN, you cannot open bank account
• Without registration, you’re essentially “invisible” to government systems
• Fine of up to €325 for not registering

Landlord saying “don’t register” is asking you to break the law. It’s also a sign they’re breaking the law.

Don’t Register at Fake Address

Some people try to register at friend’s address temporarily. This creates problems:

• False registration is fraud
• Gets you and your friend in trouble
• Benefits/taxes applied to wrong address
• Can be discovered later

Don’t Sign Contract Without Clear Registration Permission

Before you sign rental contract, confirm registration is possible. Don’t assume you’ll figure it out later.

---

The Bottom Line: Your Rights & Responsibilities

Your Legal Obligation

✅ You MUST register within 5 days of moving in ✅ You CAN register regardless of landlord consent ✅ You should register to get BSN, open bank account, work legally ✅ You’re protected if landlord has illegal permits—you’re entitled to compensation

Your Landlord’s Limitations

❌ Landlord CANNOT refuse registration – it’s your legal right ❌ Landlord CANNOT prevent you – you don’t need their permission ❌ Landlord CANNOT punish you – refusing to let you register is illegal

How to Protect Yourself

1. Before signing contract: Ask about registration explicitly
2. Get clear answers about permits and legality
3. If landlord refuses: Walk away (illegal rental)
4. If landlord gives vague answers: Investigate further
5. Register promptly after moving in (within 5 days)
6. Keep documentation of everything (contract, registration confirmation, receipt)

---

Key Takeaway

Registration is not optional. It’s not complicated. It’s mandatory. If your landlord refuses or discourages you from registering, they’re operating illegally and you should find another property.

Your right to register is your legal protection. Use it.