Anti-squat living in the Netherlands: rights and trade-offs

In a Dutch housing crisis, people look for creative solutions. Anti-squat is one of them: you live temporarily in an empty office, school, church or home for a low monthly fee. It sounds attractive, but the catches are real. This guide explains honestly what to expect.

What exactly is anti-squat living?

Anti-squat is a setup where a vacant building is temporarily occupied to discourage squatting. The owner, a housing corporation, municipality or commercial real estate holder, wants to prevent illegal occupation. An anti-squat company arranges presence in the building through residents.

The resident signs a "usage agreement" (gebruiksovereenkomst), not a rental contract, with the anti-squat company. You pay a "usage fee" instead of rent, typically €150 to €400 per month depending on the property and location.

The best-known anti-squat companies in the Netherlands are Ad Hoc, Camelot Europe and VPS Housing.

What rights do you have as an anti-squat occupier?

This is the critical point: anti-squat occupiers have no Dutch tenancy protection. Your usage agreement is not a rental contract and the Civil Code rules on rentals do not apply. This means:

• Notice period is short, sometimes only 28 days
• You cannot go to the Huurcommissie (Rent Tribunal)
• The agency can end the agreement without giving a reason
• Deposit return rules differ from regular rentals

In short: legally you are an occupier, not a tenant. Anti-squat companies make this very explicit in their agreements, and Dutch courts have repeatedly upheld this distinction.

What does the property look like?

Anti-squat properties vary wildly. Some examples:

• Vacant homes awaiting demolition or renovation. Often basic but liveable.
• Old offices turned into living units. Open spaces, sometimes shared kitchens.
• Closed schools with classrooms as bedrooms.
• Former hospitals or churches with unique floor plans.

Quality also varies. Some properties have functioning heating, hot water and decent insulation. Others are cold, damp, with shared facilities and minimal maintenance. Always view the property carefully before signing, and ask specifically about heating in winter, water pressure and how long the agency expects the property to be available.

What are the rules during your stay?

Anti-squat companies impose strict rules to keep the building "actively occupied":

• You must actually live there. Many agencies require you to be present at least 4-5 nights per week.
• No overnight guests without permission, sometimes max 2 nights.
• No subletting, strictly forbidden.
• No major modifications to the property.
• Random inspections are possible, sometimes even unannounced (legally controversial but common in practice).

Compare this to a normal Dutch rental contract, where the landlord may not enter without permission and you may host whoever you want. Anti-squat is significantly more restricted.

What does anti-squat actually cost?

Beyond the monthly usage fee (€150-€400), expect:

• Administration fee at signing: €100-€250 one-off
• Deposit: typically 1-2x the monthly fee
• Energy and water: often not included; you pay actual usage. In poorly insulated buildings this can be a shock, €150-€250 per month for energy in winter.
• No service charges for normal building maintenance, but you may be expected to do basic cleaning of common areas.

Total monthly: usually €300-€700 all-in. That is significantly cheaper than a regular Amsterdam room rental, but the catch is the lack of stability.

When is anti-squat a good fit?

Anti-squat works well for:

• Bridge housing, between two permanent rentals, when you are temporarily flexible.
• Low-budget periods, students, freelancers, people between jobs.
• People without urgent timeline, you can move within weeks if asked.
• Singles or couples without kids, most anti-squat agencies do not allow children.

Anti-squat is a poor fit for:

• People needing stability, buying time for a job, school, family planning.
• Anyone wanting to register at the address (BRP). Many anti-squat agreements explicitly forbid BRP registration. Without BRP, no rent allowance, no banking, no work for international students.
• Anyone with valuable belongings, properties may have weak locks or shared entrances.
• People needing pets, almost universally forbidden.

Anti-squat versus regular rental

Aspect	Anti-squat	Regular rental
Monthly cost	€150-€400 + utilities	€700-€1400 all-in (Amsterdam)
Notice period	28 days	1-2 months
Tenant rights	None	Full Dutch tenancy law
Stability	Days to years (uncertain)	Indefinite or fixed term
BRP registration	Often not allowed	Always allowed
Pets, guests	Restricted	Usually allowed

For most people looking for a permanent home, a hospita rental via Huismaatje gives the same low-budget benefit (€450-€800) with full tenant protection, better than anti-squat in almost every respect.

How do you sign up for anti-squat?

The process is simpler than regular rental, but has its own requirements:

1. Register with one or more anti-squat agencies (Ad Hoc, Camelot, VPS).
2. Identification check, they want to know who lives there.
3. Background screening, usually a basic credit check, sometimes employer reference.
4. Income proof, they want to see you can pay the usage fee.
5. Property assignment, you can rarely choose; they assign you to a property.
6. Sign the usage agreement, read it carefully, especially the notice clause.

Wait time can vary from 2 weeks to several months depending on availability.

Frequently asked questions

Is anti-squat the same as squatting?

No. Squatting (kraken) is illegal in the Netherlands since 2010 and means occupying a property without permission. Anti-squat is a legal arrangement with the property owner's consent, you are there to prevent squatting.

Can I get evicted on the spot?

You usually have a 28-day notice period. But the agency can give that notice for any reason and at any time. So in practice you can be in another home within a month.

Can I register at the address (BRP)?

Many anti-squat agreements explicitly forbid BRP registration. Without BRP you cannot work legally as an international student, open most bank accounts, or apply for Dutch rent allowance. Always check this clause before signing.

Are anti-squat properties safe?

Quality varies. Some are well-maintained; others are run-down. Inspect carefully before signing. Pay attention to door locks, smoke detectors, heating, mould, and emergency exits.

Can I sublet to a friend?

No. Subletting is universally forbidden in anti-squat agreements. If discovered, both occupiers can be evicted immediately and the original occupier may face a claim.

How is anti-squat different from a hospita arrangement?

A hospita rental is a regular rental with full tenant protection, where you live with the homeowner. Anti-squat has no tenant protection but is cheaper and you usually live alone or with strangers in a vacant building.

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Anti-squat can be the right choice for short-term, flexible, low-budget situations. But for most people looking to settle, the lack of stability and tenant rights makes it inferior to a regular rental, and a Huismaatje hospita arrangement often gives you the same affordability with full legal protection.