Step 3: Scams

In all cases, it is recommended not to send money for a rental before receiving the keys.

This said, each year students who are searching for homes are scammed by fake accounts and landlords claiming to offer student housing. While being scammed can be character building, it is also avoidable. Below is a list of red flags that are reliable signs that you may be in the presence of a scammer.

• Is the price too good to be true?
• Does the social media account post almost identical listings in different cities?
• Is the landlord abroad and cannot arrange a viewing?
• Are you immediately referred to a second person?
• Are there signs of non-Dutch power plugs, appliances, brands, food etc. in the photos?
• Does the view outside of the windows not look like the Netherlands?
• Do they request payment via Airbnb?
• Do they pressure you into paying?

Important to note is that scammers are most often active within social media platforms like Facebook and WhatsApp, and a reliable approach to avoid scammers is to rent long term from a company (more on this in Step 6). 

Avoiding Scams

One approach to discover the validity of a rental is to use Google Image search for the photos that you have been sent. If these photos show up on a different listing, it’s likely that they are fraudulent.

Another way to check the legitimacy of a rental is to make a reverse check on Kadaster to see if the person you are talking to is in fact the owner of the property. To make this search costs ~€4 and is a useful tool when you are unsure if a contract you have received is legitimate. Using Kadaster you can check that the landlord’s name aligns with the name you are asked to send rent and deposit to.

Most scams are carried out with the aim of getting you to pay money. When you pay money between bank accounts within Europe, agreements often exist to prevent fraud, and banks can bring fines against the owners of a bank account that is found to be used by scammers. Due to this, many scammers use bank accounts that do not require personal registration or proof of ID such as gift card services. For example, services like [this one](https://www.mooney.it/). You can check the bank account that an International Bank Account Number (IBAN) is attached to through this IBAN checker. This will notify you of which the bank the IBAN is connected with and you can then check that this is not, for example, a gift card service.

For more examples of scams experienced by international Dutch students consider reading this blog post from student in Groningen, and this article from Dutch Review.

Do you think you might be dealing with a scammer? Send a mail to <housing@designacademy.nl> and get a second opinion before sending any money.

What does a rental contract look like?

Each year the Association of the Council for Real Estate (ROZ) – a platform for landlords – publishes a standard contract for landlords to use when renting out their home. The most relevant contract for students is the huurovereenkomst or “living space rental” model contract and it is published on this website here - Model Woonruimte – ROZ

This model contract can be helpful when assessing whether a contract you have received is legitimate or not. The core document of this model agreement is the huurovereenkomst or rental contract. This document should include key information about your landlord including the IBAN for payments to be made and their name. If this name differs from the person who owns the house (you can check this at Kadaster.nl for a small fee) then you are sending money to someone who does not own the property.

This model contract also specifies your responsibilities and more information regarding moving in and out. It is typically accompanied by a general terms and conditions document which is also available through the ROZ website. These apply as standard to your contract and it is a good idea to check this document to understand completely your responsibilities to the property you rent.

Please note, contracts might look graphically different than this form which should not be alarming, however students should be alert to changes in the content of the document especially when key information is omitted.   

DAE Do’s And Don’ts

**DO** a thorough check of the landlord through social media.

*In the past, DAE has seen scammers adopting the identity of real people, sending scans of passports and copying legitimate housing adverts to target students looking for housing. Be sure to crosscheck details across different search tools on the internet (Google, Facebook, LinkedIn etc.) and check that their details match up with what is being shared with you. If you are asked to send a deposit, make sure that the bank account details match the information you have received.*

**DO** be critical of the landlord’s personal details and payment details.

*Payment details, such as an IBAN number, can tell you in what country and what type of a bank you are being asked to pay into. You can use this IBAN checker to find out more about the account number you have received.

If the bank is legitimate, the bank will have screened the owner, and you can have a degree of confidence that if a dispute arises you can contact the bank or an intermediary to get your money back. Be aware that not all IBAN numbers are for bank accounts. Scammers in Eindhoven have been known to give students an IBAN for a gift voucher in which to send their security deposit. In these cases it can be difficult to get your money back.*

**DO** investigate the images that are shared with you.

*Are there signs of non-Dutch power plugs, appliances, brands, food etc. in the photos? Or does the view outside of the windows not look like the Netherlands? You might be looking at a fraudulent posting. Download, copy or screenshot images and paste them into Google Image Search to see if they have been used in adverts for another house before.*

**DO** be sceptical if the listing seems too good to be true.

*This is particularly true of the price. Try to get accustomed with the average cost of housing by looking at housing for rent in the same area on a housing aggregator like Pararius. *

**DO NOT** allow anyone to pressure you into a payment.

*Some scammers capitalise on the chaos of the housing market to pressure foreign students into paying them money. In general, we would always recommend that you don’t send money until you have received the keys, so be cautious when a prospective landlord seems to get angry, agitated or frustrated that you have not sent money before you have arrived in Eindhoven. *

**DO NOT** accept an apartment without a viewing.

*Pictures differ from reality, and there can be many reasons that the home you have found might not be a good fit. If you can’t make it, try to find someone who can go to the viewing in your place. If you’re new to the city, you might try Design Academy Student Affairs or ask within your new classmates to find someone who is willing to help you out.*

**DO** read your contract carefully.

*The contract you receive will outline your obligations, as well as the obligations of the landlord. Try to understand the perspective of the housing market in the Netherlands while you read this, as it is structured to protect landlords and tenants.*

**DO** ask for second opinions.

*You can reach out to the Housing Officer at DAE for a second opinion at housing@designacademy.nl. *

**DO NOT** send your ID if you’re not certain.

*You can always send a redacted version of your passport, covering information such as the passport number, or the security code on the bottom of the document. *

Source: Housing & rental scams in the Netherlands: ultimate red flag guide | DutchReview