Room viewing checklist: what to check and ask in Amsterdam

You found a room on Huismaatje, the photos look good, the price fits and the location is fine. So you message, get invited for a viewing and think: nice, almost done.

But a viewing is not a formality. It is the only moment you see the room in person before you sign. And once that contract is signed, you are stuck. The damp behind the wardrobe is suddenly your problem, not the landlord's.

This article is a practical guide to viewings: what to check, and which questions to ask the landlord. Not to make you paranoid, but to help you make a careful decision.

Prepare before you leave the house

The viewing starts at home. Re-read the listing carefully and write down whatever is unclear. What is included in the price? Is there a washing machine? How many people live in the house? You will end up asking those anyway, and having them ready avoids awkward silences.

Bring your phone to take photos. You think you will remember everything, but if you visit three rooms in a day the details blur. Photos of corners, the window, the bathroom and the meter cupboard help you compare later.

If the landlord asks for ID, that is normal. Bring it. But never hand over a copy of your passport before a contract exists. Landlords who ask for that before the viewing are off.

Check the route too. In Amsterdam a room in Noord can look close on a map, but if you commute daily to UvA in the Centre, you want to know how long the bike or transit ride really takes. Do it once live and feel it.

The room itself: where to really look

When you walk in, take in the general state. Is it clean? Are the walls in reasonable condition? Then look closer.

Damp and mould

This is the biggest issue in Amsterdam rentals, especially in older buildings. Damp likes to hide behind cupboards, in corners, and in spots you do not check at first. Take a sniff. A musty smell is a bad sign. Black patches on the ceiling, soft spots in the wall, or peeling wallpaper are all warning signs.

Check the bathroom separately. Mould around the shower or on the silicone seams almost always means the ventilation does not work. Ask whether there is an extractor fan and whether it actually runs.

Windows and heating

Single glazing is still surprisingly common in older Amsterdam buildings. A room with single glazing is cold in winter and expensive to heat. Ask what kind of glass it is. And check whether the windows open: if not, you have a ventilation problem too.

Is there a radiator? Turn it on if you can. Does it take ages to heat up? Not necessarily a deal-breaker, but worth knowing. An electric heater as the only heat source is a red flag, that costs a fortune in electricity.

Sockets and internet

Count the sockets in the room. A desk lamp, a laptop charger, a phone, a monitor: you fill them up faster than you think. Few sockets means a power strip and limited expansion.

Ask about internet. Is there shared Wi-Fi in the house? What speed? If you work from home or video-call a lot, this matters. If you can, test it briefly, open something on your phone.

The door and the lock

This may sound excessive, but: does your room door close properly? Is there a decent lock on it? You have a right to privacy in your own room, and the landlord cannot enter without permission. That starts with a working door and lock.

A simple cylinder lock is enough, but a door that only half-closes or a worn lock is worth raising. Ask whether it can be replaced.

The common areas

In a shared house you are not the only one using the kitchen, bathroom and hallway. The state of those areas tells you something about the people who live there.

The kitchen

Check whether there is an oven, microwave or just a hob. Count the cupboard space. Ask how many people share the kitchen. Three is fine, eight means waiting for a free hob every evening.

Is the kitchen clean? Not spotless, just normal-clean? A counter full of dirty dishes on a Thursday afternoon is different from old food sitting around for weeks. Trust your gut.

The bathroom

How many showers are there? What is the morning rush like? Just ask. Seven people and one shower means an early alarm.

Test the tap. Does the hot water come quickly? In some old buildings it takes forever. Check whether the bathroom door has a lock.

Washing machine and dryer

Is there a washing machine in the house? Can you use it, and how do residents organise that? Many houses have a washing-rota, others share freely. A dryer is not standard in Amsterdam, especially not in attic flats.

Bicycle storage

Amsterdam runs on bikes. You will want somewhere to leave yours. Ask. Many buildings in the Centre, De Pijp or Jordaan have no indoor bike storage. Outdoor parking is fine, but know it in advance.

Questions to ask the landlord

Beyond what you inspect visually, these are the questions you cannot skip. Have them on your phone, grouped by topic, so you do not forget anything in the 20 or 30 minutes you have.

Rent and costs

What is the total monthly rent, and what is included? Gas, water, electricity, internet? If there are service costs, ask exactly what they cover. See our article on what landlords may charge for service costs.
What is the deposit? Standard is one month's rent, sometimes two. Ask how the refund works. More on that in our article on getting your deposit back.
Are there other costs? Administration fees, cleaning fees, parking?
How does payment work? Direct debit or bank transfer, and on which date?

A room always falls under the Dutch rent rules, so the points system sets the maximum rent. Keep that in mind when you hear the price.

The contract

What kind of contract is it? Fixed-term or indefinite? See our article on temporary versus permanent rental contracts.
What is the minimum rental period, and the notice period for both sides?
Are there special clauses? Pets, smoking, subletting, guests?
Can I take the contract home to read it first? A serious landlord always says yes. Our rental contract checklist tells you what should be in it.

The condition of the room and building

Are there known leaks or damp problems?
How does the heating work, and when was the boiler last serviced?
Is the building well insulated, or is it draughty in winter?
Is there a check-in form or inspection report?

Housemates and the house

How many people live here, and what are their schedules?
What are the house rules on cleaning, guests and noise? Is there a cleaning rota?
Is it a social house, or does everyone do their own thing?

Registration and practical matters

Can I register at the BRP here? This matters enormously if you want to register with the municipality, claim allowances, or get a BSN. If a landlord says no, ask why. Sometimes it is a sublet where registration is not allowed, but you need to know what you are getting into.

Does the landlord live in the building? If you rent a room in the landlord's own home (a hospita arrangement), different rules apply, for example during the first nine months.

Are there plans to renovate or sell the property?

Why is the room empty? Sometimes simply because the previous tenant left. But if the room has been empty for months, or the landlord is vague about it, dig deeper.

Quick checks during the viewing

Run the taps and flush the toilet. Water pressure and drainage problems are easy to spot.
Open the windows. Do they close properly? Any damp around the frames?
Check your phone signal in the room. Thick Amsterdam walls can kill reception.
Ask to see all shared spaces. Their condition says a lot about the current residents.
Photograph everything, including existing damage, so you can compare at home.

Red flags worth taking seriously

A few things at a viewing justify a hard no.

A landlord who refuses to provide a written contract. Verbal renting exists, but without paper you can prove very little. Always paper, always.

A request for a deposit before the viewing or before you have seen a contract. That is fraud. Read more on this in our guide to recognising and avoiding rental scams.

A price that is too good to be true. A 400 euro room in De Pijp does not exist in 2026. If something is off about the price, something else is off too.

A landlord who refuses BRP registration but is vague about why. Or someone pushing you: "There are five other interested people, you have to decide today." It can be true, but it can also be pressure.

After the viewing

Sit down at home and write your notes while everything is fresh. Note what worked and what did not. If you visit several rooms, compare them on the same points.

Trust your gut, but know your gut can be misled by a friendly landlord or nice furniture. The question is not "did I enjoy the viewing?" but "do I want to live here for months?"

If you doubt: ask for time to think. A serious landlord gives it.

Ready to find a room and see the best options right away? Search rooms for free on Huismaatje and reply directly to listings in Amsterdam.

Frequently asked questions

How do I know whether the damp patches I see are old or still active?

Press the spot. Does the wall feel soft or yielding? Then the damp is still active. Yellow-brown, crusty patches are usually old and dried up. Also check ceiling corners and below window frames, where damp accumulates most in Amsterdam buildings.

Am I allowed to take photos during the viewing?

Yes, and it is strongly recommended. Take photos of every wall, the bathroom, the kitchen, and any defects. Email them to the landlord after signing the contract. That gives you proof of the starting state and prevents disputes about the deposit when you leave.

What do I do if a landlord asks for a deposit before the viewing?

Refuse and stop engaging with that listing. No legitimate landlord asks for money before a viewing. This is a classic sign of rental fraud. Report the listing on the platform where you found it.

Should a room always have its own lock?

Not legally required, but you have a right to privacy in your own room. A working cylinder lock is the standard. If the lock does not work, ask before signing whether the landlord will replace it. Insurers also often require a decent lock for burglary coverage.

How do I check whether the contract is fair before I sign?

Check at minimum: is the rent specified (base rent + service costs separate), is there a reasonable notice period, are you allowed to register at the BRP, and is the deposit at most two months' base rent? If you are unsure about specific clauses, ask for free advice from the Juridisch Loket or !WOON Amsterdam.

Can I negotiate the rent before signing?

You can try, but know your position first. A room always falls under the rent rules, so the points system sets a legal maximum. If the rent is higher, you can ask the Huurcommissie to assess the starting rent within six months after your tenancy starts. Beyond that, showing that you are reliable and flexible on your move-in date helps more than haggling.

Is it normal to pay an administration fee to an agency?

Usually not. An agency that also works for the landlord may not charge you agency or administration fees. If you are asked to pay one, ask what it is for and check your rights before you pay.

How long does a room viewing usually take?

An individual viewing usually takes 15 to 30 minutes. A hospiteeravond, where several candidates meet the housemates at once, often lasts one to two hours. Use the time to check the room and to get a feel for the house.