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Amsterdam New Law - Prohibits rental to more than 4 persons

Hello,

We frequent Amsterdam and typically stay at Frederics Guestrooms. They are spacious, multi room apartments, in prime locations, and are very affordable per person. We have a large family and we typically travel with at least 6 siblings and sometimes our parents. A new regulation effective Jan 1 basically prohibits renting out to more than 4 people in a party. I have heard that there is an exception for families, but most of us have different last names (we are married and traveling with spouses). The regulation has put a lot of small business apartment rental companies, like Frederic, out of business, and it has been a significant challenge to find an affordable place for all 6 of us. It seems like we will have to cut our trips to Amsterdam short because of the difficulty in reserving an apartment. The ones I have found are so much more expensive than they were a few years ago and I am looking at the same time frame (July - August). I have tried Airbnb and all of the Rick Steve's listed places from my 2015 edition.

Has anyone ran into this issue? Has anyone noticed the increased rates? Does the new Rick Steve's edition address this issue? It is definitely driving prices up.

Thanks in advance for any help.

Posted by
627 posts

I travel solo and stay in small hotels, so not having an opinion one way or the other I was atleast curious about the topic and started googling the topic --

Here is a brief summary of the city's policy -- http://www.iamsterdam.com/en/local/live/housing/rental-property/shortstay

Another summary -- http://www.iamexpat.nl/read-and-discuss/housing/news/amsterdam-permit-short-stay-rentals

And a third -- http://www.iamexpat.nl/read-and-discuss/housing/news/airbnb-update-rules-tax-short-stay-rentals

And from a Dutch law firm -- https://www.amsadvocaten.com/blog/dutch-property-law/court-ruling-short-stay-rental-of-amsterdam-apartment-not-permitted/

I thought it interesting that the pool of legal short term apartment rentals was limited to 800 units. It is clear that the city's opinion on the topic is that short stay apartments are intended for the business sector or those that may tend to stay longer than tourists; and that such rentals should not be a disruption to the locals that actually live in the residential areas and that residential housing should most importantly be available to actual city residents. In turn tourists should be availing themselves of the local hotels. I live in Williamsburg, Virginia, tucked in between the College of W&M and CW and can most certainly appreciate Amsterdam's attitude.

Posted by
1806 posts

Amsterdam lodging, especially around the main canal rings, has always been kind of pricey in high season. What "prime location" are you referring to and have you looked at options in different neighborhoods? Some people are very fixated with only staying in a particular neighborhood (e.g., the Jordaan - because that's what they think is the only acceptable neighborhood based on what they read in a guidebook). However, if they expanded the search a little bit to include some other well-located neighborhoods, they might find a bigger inventory to select from. And if those are still too expensive, then consider something a little further out as long as it is conveniently located to some form of public transit (metro, bus, tram, regional rail, etc.) to lower your price so it's more in line with what you are used to paying.

It sounds as though you are looking for some form of lodging that will accommodate a minimum of 8 people, and quite possibly 14 or more if all the spouses and kids are also going. That's going to be challenging just about anywhere if you don't want to split up the group among several venues or pay for a block of rooms in a business class hotel.

About the only other option you might want to look at if you still can't find anything and staying further out of the central canal ring won't work for you would be to contact a hostel and see if they can work with you on pricing for a group of that size. They will have multiple rooms of varying sizes (from private singles, to small private "family" rooms, to quads up to larger dorm style rooms that can hold 8 to 10 beds.) They might be willing to work with you on the pricing and you'd have the benefit of everyone being able to access communal space like lounge areas, kitchen, computer room, laundry facilities, etc. That would give you the option to spread out more than a block of hotel rooms.

Posted by
1117 posts

This is not going to solve your accommodation issues, but they were having a similar discussion in Berlin and I think they changed the laws in a similar way.

We actually booked what we thought would be a hotel room some years ago, and it turned out to be a 1-room apartment in a residential building. One of the neighbors rang the doorbell that evening and told us about the trouble they were having with the company that was renting out this apartment.

We felt quite innocent because we really had had no idea about this, but we could understand the gentleman's annoyance at constantly changing neighbors and sometimes noise and partying at all odd hours.

And considering this company alone (there's more) must have had at least a hundred such apartments, one can imagine what this does to the already very tight housing market in a city like Berlin. Of course landlords can make a lot more money renting out their apartments by the day than by the month, so this makes prices for housing and rent really go up, making them unaffordable for the locals.

Posted by
2829 posts

Amsterdam annual number of visitors picked up the pace and is now more than 30% higher than it was in 2010. Business-side demand increased substantially, and the expense-account travelers are the first to crowd out accommodations, with a knock-down effect (people traveling to conventions displace high-ish-end private tourists who then downgrade to 4* instead of 5* hotels, with another crowd of middle-class travelers on the occasional splurge pushed towards other hotels, until budget-conscious travelers and big families (for whom there are very limited accommodation in the city, at least in the traditional sense of big apartments with many beds etc) are priced out altogether of the major areas of interest.

Short-stay requires a minimum of 7 nights. The city policy is to push the really short-stay tourists into hotels instead of furnished apartments or AirBnB. Many new hotels are under constructions or expansion in Amsterdam. Bear in mind the number of annual overnight visitors in Amsterdam is 11 times its registered population, and the city is still a major commuter hub and global business center.

The ban on large parties is an attempt to crack down on what is a serious nuisance in residential areas: stag/hen parties or large groups of (mostly) people in their 20s-mid 30s coming from elsewhere in Europe on super cheap flight for a weekend of drinking and smoking all they can. It had became a "thing" for the too-old-for-college-too-young-for-parent crowd": people making Amsterdam their weekend alcohol/weed playground, thanks to EasyJet. There are several horror stories in the press on "out-of-control" house parties in rented out short-stay flats, which are obviously annoying to neighbors, and more difficult to police since - contrary to a hotel - there is no receptionist on site just to evict the worst offenders and call the police in the middle of the night if need be -.

I'm not in any way suggesting your group would behave that, just explaining the rationale of the regulations against large groups in residential areas.

Furthermore, social rent flats are now banned from being let out temporarily, fo real (under risk of eviction). There were a non-negligible number of flats, in particular in the Joordan, where long time social renters had just moved in with a significant other, or a relative, or a flatmate elsewhere, and then cashing in the short stay market for the allowed 90 days, such that it collected in 3 months more than enough to pay the rent for the whole year with cash to spare. The Joordan and the flats near Nieuwmarkt have many long-term occupants with rent-for-life rights (of sorts), people who moved there in the 1970s and 1980s as low-income professional but have some grandfathered rights to keep living there if they don't move out (while private rents are some 8-15 times more expensive than before the time these areas were run-down and best-avoided).

Practical solutions in your case: split the party, first. There are obvious economies of scale for 2 people staying in a room instead of 1, and usually some savings per capita for 3 or 4 staying in the same room. However, the supply of larger rooms is thin overall. Try searching for separate rooms, each accommodating 4, and check if that increases your options in your desired price range. I guarantee you that looking for a place to sleep 10+ will be difficult no matter where.

Second, consider staying in a city close enough to Amsterdam that you can easily take a train in and out, such as Zandijk, Haarlem, Hoofddorp, Utrecht, Hilversum, Almere, Lelystad.

Posted by
16893 posts

Despite the law, Airbnb still lists many properties that can accommodate a family of your size and would probably be happy to take your reservation. Rick's 2017 Amsterdam book mentions that some of his previous listings are scaling back or getting out of the business. Two room-rental services mentioned there that manage a number of properties are Truelove Guesthouse and Frederic Rent-a-Bike and Guestrooms.

Posted by
16893 posts

Oops. Just found out internally that Frederic Rent-a-Bike and Guestrooms is one of those that stopped renting since the latest May, 2017 edition of Rick's book went to press, and also as macker620 had already found.

Posted by
2829 posts

If you have a party that fits a car, renting a car, staying in the countryside and using the car to go to Amsterdam is actually a great strategy. Amsterdam has a large network of Park-and-Ride lots that are just off its ring highway, all with excellent connections to the central area with subways or trams. They are surprisingly cheaper than parking within the city (the parking lot at Museumplein charges almost € 6/hour...), and convenient for people arriving on cars.

Sure it is not as charming as staying on a canal side hotel in second-floor room with roomy views, but it is still doable.

Posted by
971 posts

@Laura is it the official policy of this site to encourage people to curb the law in the countries they visit?