Before you can sign a lease or make an offer on a property in the Netherlands, there's a short list of administrative steps almost every expat has to complete. Getting these in order early avoids delays once you've found a place you want.
BSN (burgerservicenummer)
Your BSN is a citizen service number, similar in function to a national insurance or social security number elsewhere. You get it by registering with your local municipality (gemeente) - a process usually called inschrijving. Most landlords and virtually all mortgage lenders will require a BSN before proceeding, because it's tied to tax reporting and identity verification.
To register, you typically need a valid passport or ID, and often proof of an address already - which creates a chicken-and-egg problem for people who haven't secured housing yet. Some municipalities allow registration at a temporary address (like a hotel or short-term rental) to get the process started; policies vary by city, so check with your specific gemeente.
DigiD
Once you have a BSN, you can apply for a DigiD - the Dutch digital identity system used to log into government services, file taxes, and interact with many municipal and healthcare portals online. It's requested online and arrives by post as an activation code, so factor in a short waiting period.
Bank account
Most landlords and all mortgage lenders will want to see a Dutch bank account for rent or mortgage payments. Opening one typically requires your BSN and a form of ID, and can often be done online with major Dutch banks even before you've fully relocated, though requirements vary by bank.
Proof of income
Whether renting or buying, expect to provide proof of income: recent payslips, an employment contract, or - if self-employed - tax returns and business records. For renters, some landlords also ask for a bank guarantee or ask you to earn a minimum multiple of the monthly rent (commonly 3x to 4x, though this varies by landlord).
Employer declaration (werkgeversverklaring)
For mortgage applications specifically, lenders typically require a formal employer declaration confirming your position, salary, and contract type (permanent vs. fixed-term). If you're on a fixed-term contract, some lenders require an additional statement (intentieverklaring) confirming the employer intends to renew it.
A suggested order of operations
- Register with the gemeente as soon as you have any address (even temporary) to get your BSN
- Apply for DigiD once your BSN is active
- Open a Dutch bank account
- Gather income documentation from your employer or accountant
- Only then start seriously house-hunting - having this paperwork ready in advance makes you a faster, more credible applicant in a competitive market
This process trips up a lot of new arrivals simply due to sequencing. Sorting your BSN and bank account out in your first two weeks will save you weeks of delay later.