Tenants Brochure

CONTENTS
CHAPTER 1. General Introduction 1.1 Expatriation is an integral part of modern business strategy A positive expatriation experience with Renthouse International B.V. 2.1 Renthouse has a team of trained, multilingual accommodation advisers 2.2 Companies choose Renthouse International HOUSE HUNTING PACKAGE 3. Our services 3.1 Process of renting accommodation 3.2 Check-in and check-out 3.3 Process of purchasing accommodation 3.4 Conditions of business Steps in progress 4.1 Application form Property furnishing Property sizes Property prices 4.2 The viewing trip 4.3 Negotiations Commitment & tenancy agreement Contract in name of the company 5.1 The law on commitment 5.2 Letter of intent 5.3 Tenancy agreement 5.4 Payments 5.5 Signing of the agreement 5.6 Condition at the time of check-in & check-out A quick explanation of the Tenancy Agreement and the General Conditions Schools Schoolbus routes Appendix I Tenancy Agreement of the Association of Housing Agencies PAGE NBR.

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6 7 7 8 8 9 10 10 10 14 15 16 17 18 22 23

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6. 7. 8.

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1.

GENERAL INTRODUCTION Expatriation is an integral part of modern business strategy
International companies relocate their employees to other countries in order to improve or implant top-level management, transfer expertise, or to develop international management within local offices on a global level. For you, the individual employee, it signifies career development. It gives you the chance to widen your experience and increase your opportunities, sometimes even involving promotion within the company. For an expatriate this is an exciting and challenging prospect - a new job in an unfamiliar culture, and the opportunity to develop increased self-awareness, as well as an acknowledgement of the company’s commitment to them. For the family however, the prospect can seem altogether more daunting, meaning a change of home, language, schools and culture, not to mention the task of having to make new friends. In short, losing all that is familiar. This can make it difficult to adjust comfortably. Services provided by an accommodation agency like Renthouse International B.V. can assist and guide you through the difficulties during relocation.

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2.
2.1

A POSITIVE EXPATRIATION EXPERIENCE WITH RENTHOUSE INTERNATIONAL B.V.
Smooth adjustment for the whole family can be accomplished by:
• Obtaining sufficient information. • An orientation trip. • A good introduction to accommodation in Holland by professional Renthouse staff. • A guide on arrival, who speaks your language fluently. • Someone who is enthusiastic about living here.

Renthouse International B.V. a team of trained, multi-lingual accommodation advisers
A friendly face who knows the housing market, how to resolve problems with a new home, details of schools and to assist with the intricacies of the bureaucracy involved when registering, connecting utilities, telephone and television.

2.2

Companies choose Renthouse International B.V.
Renthouse International B.V. was founded in 1968, since when we have developed into one of the largest rental accommodation agencies for expatriates in The Netherlands. We take pride in our long track record of success, flourishing through a policy of ensuring that we can continually provide our clients with the newest and widest range of options to suit every individual need. Renthouse International B.V. is a well respected member of the Nederlandse Vereniging van Makelaars (N.V.M.) the Dutch Association for Realtors.

NVM accreditation:
• means professionalism; • means reliability; • means knowledge of laws and by-laws. The NVM association sets strict guidelines and requires that its members meet the highest standards for both quality and level of service support. Having been in the industry longer than any competitor - almost 40 years - puts us in a unique position to share with you our expertise and supply you with a service based on experience that you can be confident meets even your most individual requirements.

Renthouse International B.V. means:
• the largest range and variety of accommodation; • detailed market awareness with immediate updates on newly vacated properties on the market; • independent insight into visibility of individual budgets and of property valuations; • price development in the market; • quickest reaction to client request; • fast and accurate information; • widest range of client service.

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House Hunting Package

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3.
3.1
Process of renting accommodation

OUR SERVICES
Our core business is assisting expats in finding accommodation either for rent or to buy. Our office is the central point where requests for housing meet and are combined with the offers from owners and colleagues.

After registering your request a selection of suitable properties will be selected and an appointment for a viewing trip is scheduled. One of Renthouse’s accommodation advisers will collect you from your hotel or office and the selected properties will be visited. Upon finding the desired home consult your adviser on duration, price, additional requirements and he/she will negotiate on your behalf. When an agreement has been reached a letter of intent will be send for your signature after which the tenancy agreement can be drawn up and signed and the payment of the initial invoice for rent, deposit and agency fee can be arranged. Renthouse Int. will arrange and assist at the check-in and the drawing up of the survey report.

3.2
Check-in and check-out

It is during the check-in that actual responsibility for the property passes from the owner to the client. Your adviser will assist, oversee and bear witness to all necessary matters. - Checking of the inventory list supplied by the owner (Any disagreements on content of the property, including damages etc. should be noted on the inventory list.) - Reading the utility meters; - Checking with the owner that all required cleaning has been done (For example, the cleaning of linen, curtains, woodwork etc). - Check the supply of instructions in English for all appliances, garbage collection, heating systems etc, where possible. - Arranging a list with contact names and telephone numbers. - Obtaining all necessary keys. - Introduction with neighbours (when possible); - Arrange schedule with owner to resolve outstanding issues; - Your adviser will arrange connections and submit meter readings; - Arrange the survey report (registering the state of the property) - Assist and advise on any possible issue, when and where possible. At the end of the lease an appointment will be arranged for the check-out and a delivery report drawn up, specifying what necessary repairs have to be done, for whose account and who will arrange these repairs. The accommodation adviser will assist in the disconnection of the utilities.

3.3
Process of purchasing accommodation

Arrange a meeting with one of our makelaars to discuss your requirements for the purchase of a property. After acquiring information from a mortgage supplier, where proof of income in Holland and/or abroad will be required, we will draw up a selection of suitable properties. An appointment for a viewing trip is scheduled. Your makelaar will collect you from your hotel or office and the selected properties will be visited. Upon finding the desired home a discussion with your makelaar will follow for consultation on price, state of delivery, conditional bidding etc, and he/she will negotiate on your behalf. When successful the purchase deed at notary’s office will be taken care of after which date the preparation of mortgage and evaluation for mortgage supplier will be arranged. On the date of the delivery of the house a second visit to the notary office is necessary for the transfer deed and handing over of keys.

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3.
3.4 A.

CONDITIONS OF BUSINESS
Renthouse International B.V. is contracted by you/your employer to provide one of the following services:

HOUSE HUNTING PACKAGE - based on “NO CURE, NO PAY”

RENTAL
The calculation of the cost of the house hunting package is based on the duration of the tenancy agreement (including any extension after the expiry date) on the total periodic instalment. - Short leases - up to 6 months - Long leases - 6 months and longer. • Fees are not negotiable. • No refunds on premature termination. 15% of the total period rent min. € 300,= Equal to 1 months rent

B.

SERVICE PACKAGES
- Full settling-in package - Tenant support package - Tenant counselling package - Check-out package € 80,= per hour - min. € 300,= 8% of the gross monthly rent - min. period 12 months € 80,= per hour Min.15 minutes per call € 80,= per hour - min. € 300,=

All fees are subject to BTW/VAT - 19%. *** Renthouse International B.V. cannot be held liable for the consequences, financial or otherwise, if an agreement has been cancelled by either an owner or a tenant and/or complications that may arise from late (or incorrect) or non-payment of an invoice and/or costs of bank transfers and/or currency fluctuations. *** Whenever a change of occupancy is effected, a new tenancy agreement will have to be drawn up. *** Should a change of occupancy occur with the same parties and the same property Renthouse International B.V. will give a 50% reduction on the tariff of the house hunting package. This reduction will not be applicable in case of: • A notice of termination has been given before the acceptance of the succeeding agreement. • Renthouse International B.V. has proposed other accommodation to the succeeding occupant and taken him on a viewing trip before the acceptance of the succeeding agreement.

C.

PURCHASE
The calculation of the cost of the house hunting package is based on the required time, expertise, purchase sum and the purpose of the purchase, private use or investment. • 1% - 2% of the purchase price The General Consumer Terms & Conditions 2007 are published on www.renthouse.nl Should you wish to receive these by mail, please contact our office.

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4.
4.1
Details Area you wish to live in

STEPS IN PROCESS The application form
Family name: Company name: Name hotel: Name contact person: E-mail address - private telephone + mobile + fax number. Cy. address - cy. telephone - cy. fax number. Name - telephone- and fax number. In the company with his/her e-mail, telephone and fax number.

01. Amsterdam Centre. 02. Amsterdam South. 03. Amsterdam West and Badhoevedorp. 04. Amsterdam East, Diemen, Weesp and Duivendrecht. 05. Amsterdam Buitenveldert, Ouderkerk, Amstelveen. 06. Uithoorn, Aalsmeer, Mijdrecht, Wilnis, Vinkeveen. 07. Haarlem, Aerdenhout, Bloemendaal, Heemstede. 08. Amsterdam to The Hague: Hoofddorp, Nieuw Vennep, Lisse, Alphen a.d. Rijn, Wassenaar, The Hague. 09. Amsterdam to Utrecht, incl. ‘t Gooi: Abcoude, Muiden, Hilversum, Laren, Blaricum, Huizen, Bussum, Naarden, Loosdrecht, Maarssen, Breukelen, Utrecht. 10. North of Amsterdam. • Fully furnished • Partly furnished • Empty • Studio • Flat • House • Min. number of bedrooms • Other requirements/preferences: (for example: bath, garage, garden, balcony, etc.) • Starting date: earliest and latest • Fixed period of the lease (... months) This should be quoted exclusive of utilities • Number of people: This is the total number of persons requiring to be housed, plus the ages of any children. • Your nationality: • School: Which will be attended by your children: British/International/Japanese/ American/European/other. • Transportation: Will you require public transport to get to work? • Pets: Will you keep a pet, now or in the future. Reason for renting accommodation: This is a legal requirement and owners wish to know the circumstances under which the tenant wants to rent, i.e. on company assignment, temporary accommodation with a view to buying, for living/commercial reasons, etc.

Furnishings

Type of property

Length of lease to be signed

Price range Personal

Motivation

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PROPERTY FURNISHING Fully furnished rate 70% of the total supply
• To live • To cook • To eat • To wash • To sleep Chairs, tables, cupboards, floor covering, window covering, etc. Cooker, cooking utensils, pots, pans, etc. Crockery, cutlery, glassware, etc. Usually washing machines, dryers, vacuum cleaner, iron etc. Beds, bedding (mattresses, blankets and pillows), bed linen may or may not be supplied.

Unfurnished

rate 25% of the total supply
• Floor covering • Window covering • Kitchen fittings Carpets, wood, tiles, other. Curtains, blinds, other. Sinks, cupboards, cooker, and other machinery various per object.

Empty

rate 5% of the total supply
This means that there is nothing at all in the property.

PROPERTY TYPES Descriptions
• Studio • Flat Living and sleeping areas are not separated. A set of rooms on one floor with separate living and sleeping areas. Separate from adjacent quarters, but sharing a common street entrance. A flat with 2 levels. One in a string of houses. A garage as an integral part of the structure, with living quarters on the first floor, and sleeping quarters on the top floor. A house at the end of a group. A house at the corner of a street. One of two houses under one roof. A detached - separate house (standing alone). An up-market detached house. A one level house. A houseboat used as a living accommodation.

• Maisonette • Row house • Drive-in house • End house • Corner house • Semi-detached • Free standing • Villa • Bungalow • Boat

The official rules and regulations for renting and buying properties in the Netherlands, and in particular Amsterdam, can be found on www.vrom.nl and www.amsterdam.nl

PROPERTY SIZES Categorizing
For rental purposes, properties are described by the number of bedrooms, this being indicative of the number of people which it can comfortably sleep.

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4.
PROPERTY PRICES Market fluctuations
Actual prices are set by the owners of the properties. Like any other market, rental prices vary not only with supply and demand, but with fluctuations in the selling market.

The basic considerations in assessing the price of a property are:
• The quality: an assessment of the condition of the property. • The size: relates to the number of bedrooms in the property and square metre area. • The location: situated in or out of a prime area: a prime area is one served by the schools buses. • The state: whether furnished, unfurnished or empty. There may be cases where an unfurnished property is more expensive than a similar furnished property, due to the difference in quality of the property. Furthermore ‘taste’ has an important influence on price assessment. Eccentric tastes, however interesting they may be, do not necessarily command higher prices.

Quoted prices

Generally the quoted prices are “fair market prices” (having taken into account all aspects).

They do not include the costs of:
Utilities: gas, water and electricity. Excess cost of central heating. Service contracts for gas central heating and water heaters. Property Tax (the tenant’s part). Local taxes (for example: garbage collection, environment tax/purification charges, land draining rates, dog tax). f. Telephone installations; apparatus, line rental and calls. g. Cable television, radio/television license, internet and/or satellite dishes. h. Private insurances, i.e. liability, furniture, personal goods. i. Parking permit. a. b. c. d. e.

4.2

The viewing trip
Your request is processed electronically and a list of suitable properties which meet your general specifications is presented. Each property is then manually scrutinised, and the list is subsequently narrowed down to a selection which in our experience meets your specific needs as closely as possible. The resulting properties from this last round of selection will be those included in your viewing trip. During the viewing trip we advise you to ask any question you like, and ask to see anything of particular interest to you. Properties are rented the way you see them, unless you are otherwise advised. When going through a property you should make notes about any particular points you wish to remember. This will help you at the end of the trip to remember which properties and their particulars you have seen. You might be interested in a particular property, but wish the owner to make some adjustments and/or alterations. Do not hesitate to express these wishes to your accommodation adviser, who will in turn discuss them with the owner on your behalf.

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Notes of caution

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4.3

You should not view the same property with two different agents. Therefore, if you have previously visited a property, inform your accommodation adviser immediately. In Holland it is not common practice, nor is it appreciated by the owners, to revisit a property without the presence of your accommodation agent.

Negotiations
By the end of the trip you ought to be in one of the following positions:
1. To make a definite commitment on a property. 2. To enter discussions or negotiations on a property. 3. You wish to be further informed about a property e.g. inventory, condition of the property, price conditions. 4. Nothing which you have seen meets with your approval. You should discuss any of these situations with your accommodation adviser for further action.

Making your decision

Confirming your choice

Upon your decision to rent a property, you should inform your adviser of your wish to do so, and supply the following information:
• The name to be mentioned on the contract as the tenant (the company name or yourself). • Confirmation of the number of people and pets, that will live at the rented property. • Starting date of the tenancy agreement. • Length of the tenancy agreement (in months). • Confirmation of the monthly rent payable. • Confirmation of the amount of the deposit. • Any additional requests you may have for the owner. • Negotiations are based on the acceptance by both parties of the tenancy agreement and the General Conditions. Your accommodation adviser will pass on your proposal to the owner for his consideration, and will return to you with either an acceptance or a counter proposal by the owner. Some owners will negotiate; some may, some can’t, and some won’t. Those owners who need to let their property urgently are more likely to negotiate than those who have no urgency. Renthouse International B.V. will work as hard as possible to obtain the terms and conditions you require. However, the ultimate acceptance lies with to the owner alone.

Notes of caution

Pets: Damage and/or extra cleaning as a result of keeping pets. This is for the account of the tenant. This includes fumigation of the property before the check-out. Always keep receipts!

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5.
5.1
Legal requirements

COMMITMENT & TENANCY AGREEMENT The law on commitments
During negotiations it is understood that:
• You have obtained permission from your company to commit to renting the accommodation. • You have obtained a work permit or an exemption. • Each party enters into negotiations with the intent to rent from or to let to the other party. • Your verbal offer is legally binding, so if the other party accepts your offer, there is a deal. • Negotiations are based on the acceptance by both parties of the tenancy agreement and of the General Conditions.

Consequently it is not possible to make an offer on more than one property at one time.

5.2

The letter of intent
The EU rules and Dutch Civil Code have made the signing of a written confirmation a matter of urgency. To avoid problems it is advisable to ensure that all subjects of negotiation are concluded up-front, and that all necessary information is obtained before the drawing up of the tenancy agreement. Negotiations are based on the acceptance by both parties of the tenancy agreement and of the General Conditions. Renthouse International B.V. will therefore request you to confirm your verbal commitment and it’s conditions by completing and signing a ‘Letter of Intent’. This forms the basis of the formal contract.

The completed letter of intent is a legally binding document.

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5.
Letter of Intent
FROM/VAN FAX NBR. TEL. CONTACT NAME TO/AAN ATTN. FAX NBR. : : : : : Renthouse International B.V. (+31) 020 - 646 909 (+31) 020 - 644 8751 e-mail address : : : e-mail address

DATE CONCERNING : Letter of Intent NBR. OF PAGES : Dear We refer to your expressed intention of renting the property at ..... through Renthouse International B.V. Dutch law requires us, as your agent, to ask you for a formal declaration of intent to rent the property of your choosing, as mentioned above. During the viewing trip you have received our ‘Guidelines & Information’ brochure for tenants in which you will find a certified translation in English of the tenancy agreement and the General Conditions and you are acquainted with their contents. We would kindly, ask you to complete and sign the attached form and return it to us by fax or e-mail as soon as possible, including a copy of your passport.

Upon receipt of your written confirmation (this form signed and completed) Renthouse International B.V. will:
a. Inform the owner of your intention to rent the property. b. Obtain the written confirmation of the owner. c. Prepare the tenancy agreement and invoice. We would like to remind you that the services of Renthouse International B.V., in the capacity of accommodation agent are rendered in accordance with the agent’s General Conditions and Rates, which you have received. The appropriate agency fees shall be due on the date on which your verbal commitment has been received by us. This letter of intent serves to obtain correct information to draw up the written confirmation in the tenancy agreement. The calculation of the cost of the house hunting package is based on the duration of the tenancy agreement (including any extension after the expiry date) on the total periodic instalment. - Short leases - up to 6 months - Long leases - 6 months and longer. 15% of the total period rent min. € 300,= Equal to 1 months rent

• All fees are subject to BTW/VAT - 19%. • Fees are not negotiable. • No refunds on premature termination. Yours faithfully, RENTHOUSE INTERNATIONAL B.V.

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5.
Letter of Intent
The undersigned acknowledges, that the tenancy agreement must be signed and the total of the rent, deposit and commission must have been received in full, before taking occupancy and receiving the keys.

The undersigned wishes to rent by reason of:
(for example: ‘temporary employment in The Netherlands’, ‘temporary accommodation before purchasing’)

Tenant
Name Authorised representative Chamber of Commerce registration Address Postcode/Place Telephone number direct line Fax Email addresses

Occupant
Name Address Postcode/Place Telephone numbers cy. and private Fax Email addresses cy. and private Employer Nationality Passport number Number of family members Pets Attach copy of the passport nr

individuals

The rented property
the furnished/upholstered [type] residence with fixtures, located at Address Postcode/Place as well as ……… [garden, garage etc.] and joint use of any common areas.

Duration of the tenancy
a. Commencement date b. Term of tenancy c. Expiry date month(s) (and ..... days)

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5.

Payment obligations
Tenant's total payment obligation consisting of: Rent Upholstery / Furnishing / other fixtures / internal maintenance Advance payment for supplies and services Advance for central heating Supply of additional services Total excluding utilities € € € € € €

Payment period per month
Settlement of advance payments Deposit First payment period Payment in advance not later than ........... months € from- ......... to......... = € ......... first day of each payment period

Additional conditions

Date:

Signature:

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5.
5.3 The tenancy agreement in the name of a company
Termination is always possible on the expiry date.
The following regulations and stipulations are further applicable:

A. The company rents on behalf of a specific occupant or family
• Termination: where possible by invoking the diplomatic clause. Proposal of a new occupant is possible, but the lessor can: a. Refuse. b. Request new terms such as price, duration etc. • Termination: where not possible by invoking diplomatic clause, (as the reason for termination is not work relocation or the diplomatic clause has been deleted in the tenancy agreement). Proposal of a new occupant is possible under the same conditions as the existing tenancy agreement and on the following conditions: a. The company remains responsible for the tenancy agreement. b. A representative of the company should be present at the change of occupant. c. The departing occupant should hand the house back in the same manner as he has accepted it, and as described in art. 3 of the General Conditions.

B. The company rents for its ‘employees’
When this occurs, the renting company may change the occupant as they wish. Few owners will agree to such a let, as this involves different people coming and going all the time. However, should an owner agree to let his property under these circumstances, then the following points should be observed: • One person within the company should act as the spokesman for the duration of the lease. • The owner should know who is occupying the property at all times. • To prevent disputes and arguments at the final check-out, we advise that every time an occupant leaves the property, the company and landlord should do a ‘mini check-out’ to keep track of any losses, damage, or cleaning for which the lessee may be liable.

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5.
5.4 Payments
INITIAL PAYMENT - INVOICE
The total amount of an invoice should be in the account of Renthouse International B.V. at least 14 days before the date of delivery of the property, or before the start of the tenancy agreement, whichever is earliest. Full payment is a condition for entry to a property. The initial (up-front) costs are:
To be paid in advance per month/quarter. Usually 1-3 month’s rent in cash. In cases of larger deposits, a bank guarantee - may be accepted by the owner. • Commission: One month rent (see 3: conditions of business). • Tax (BTW/Vat) 19%: Tax is only paid over the commission. • Various: For example advance utilities. • Rent: • Deposit:

HOW TO PAY
The normal method of payment is by a bank transfer. It takes an average of five working days from one bank account to another. In cases of urgent payments, cash or a telephone transfer can be made.

Acceptable forms of payment:
• Bank transfer or cash. • Certified cheque drawn on a Dutch bank in Euros.

Conditional acceptable forms of payment:
Transfers from banks (Dutch or otherwise) located outside the country are accepted on the condition that they are in Euros, and that costs involved are for the account of the lessee. These transfers can be made out to: ABN/Amro Bank, Amsterdamseweg 421 in Amstelveen Account nr. 46.80.68.910 - BIC code: ABN-ANL2A IBAN NL49ABNA0468068910 in the name of Renthouse Int. Nederhoven 19-21 Amsterdam

Unacceptable forms of payment:
• Cheques drawn on banks (Dutch or otherwise) located outside the country. • Foreign cash. • Payments in kind.

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5.
TENANCY AGREEMENT
The “Tenancy agreement” and “General Conditions” of the legal contract are in the Dutch language and the document in English is a certified translation supplied for the convenience of our clients. You are strongly encouraged to read the entire Tenancy Agreement & General Conditions carefully, and if there are any points which are unclear to you or require further elaboration, please ask your accommodation adviser or call our office. The agreement is a custom made document specially drawn up for rentals of furnished, semi- and unfurnished properties, rented by the international expatriate community for their limited periods of stay in the Netherlands. It has been drawn up within the framework of Dutch law and adjusted to these special circumstances. The individual clauses of the agreement have been worded to reflect the law as closely as possible, and therefore cannot be altered in any way. Should the parties require specific pre-agreed points to be included in the agreement, it can be done by the addition of extra clauses provided they do not conflict with the law, or injure either parties’ rights.

5.5

signing of the agreement
This is probably the most important stage of the renting process for both parties, because each formally honours their commitments to the other and to the terms and conditions of the agreement and of the General Conditions. This is the legal document of lease in the Dutch language, and is recognised by the Dutch courts. The English translation is not a legal instrument; it is a service by Renthouse International B.V. to their clients. Renthouse International B.V. organises the signing of the tenancy agreement, receipt of the first payment, and the checking of the bank guarantees as stated in the tenancy agreement. Minor errors, such as misspelling of names can be corrected with an indelible pen and by placing initials in the margin. Serious errors require retyping on a new sheet and the old one should then be destroyed. The written contract is a confirmation of the verbal agreement, as described in the letter of intent received by both you and the owner. Therefore you should read carefully that this truly represents the wording of the letter of intent. Should you require any clarification of any point, ask for help. When you are satisfied that everything is in order, you initial each side of each page beside ‘init.’ and sign the end pages of the agreement and the General Conditions above ‘Huurder’. The routine procedure for handling signings is that an original is given to each party for reading and signing, and these should be returned to Renthouse International B.V. We then switch them around for signing again, and this time each party keeps the most recently received original.

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5.
5.6 Condition at the time of check-in & check-out
• Net curtains washed (cold) or dry-cleaned (receipts available). • Heavy curtains and blankets/quilts dry-cleaned (receipts available). • Curtains back in original place after cleaning (not shrunk or in any other way damaged). • Bed linen washed and ironed. • Venetian blinds / louvre drapes properly cleaned. • Windows cleaned inside and out (incl. the woodwork). • Kitchen and bathroom incl. inside of fridge, oven, cupboards and extractor fan cleaned. • Garbage and empty bottles removed. • The whole house has to be cleaned incl. woodwork and vacuumed and if necessary the carpet chemically cleaned (not shampooed). • The garden has to be cleaned; cut the grass and remove the weeds, moss on tiles removed • The inventory arranged as per inventory list drawn-up. So, if you have put everything in boxes, please put everything back in its place. • The central heating and geyser to be serviced and chimneys cleaned (receipts of payments to be handed at the time of the check-in & out). • As the utilities are in your name, we kindly request you to inform the utility company that you are leaving. Arrange the change of names after the check-in or check-out, as per the meter readings that will be taken during the check-out. • Please, arrange the disconnection of the telephone, cable television and internet after the check-out. • Kindly, inform the municipality/registration office concerning your departure. • Go to the post office and arrange a “Notice of departure”/change of address. (Your mail will be forwarded to the address indicated by you). Schedule an appointment for the check-in and the checkout at least seven days in advance. The appointment for the check-out has to be on the day you are leaving, after the cleaning of the house and when you are ready to hand over the keys. Should the accommodation not be ready for occupancy by a new lessee at the final date due to, for example, insufficient cleaning or incomplete inventory, the owner is entitled to hold the departing lessee liable for the days of late delivery and the costs for the extra labour involved and for any financial claims from the tenant. Should any of the items of the inventory not be present, the owner is entitled to charge the departing lessee for both the missing items and for the hours involved in replacing these items.

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6.

A QUICK EXPLANATION OF THE TENANCY AGREEMENT AND THE GENERAL CONDITIONS
The first part - the variable and the negotiated part of the agreement.
It embodies all the negotiated items between both parties, such as: length of the lease, rent to be paid, which costs are included in the rent, deposit etc.

The second part - the fixed part of the document is known as the General Conditions.
These Conditions are embodied in Dutch and European law, and cannot under any circumstances be altered. Within these General Conditions the lawyers have made every effort to balance the rights and obligations of each party within the law. The fact that both parties may agree to change an article does not make it legal, and in the event that a judicial party may have to settle a dispute, he will take the legal course of action and ignore the illegally altered articles.

1.1

The landlord
Is the party who lets the property to the tenant.

Name
The owner(s) of the property.

Proxy
Someone who has a written power of attorney signed by the owner, and will act on the owner’s behalf.

Address
The address of the owner, where all future correspondence can be sent. This may be the address of the proxy.

Bank account
This is in the name of the owner/his proxy/his agent.

1.2

The tenant
Is the party who rents the property from the landlord.

Name
a. The name of the company. The proxy is an officer of the company with the power of attorney to sign on behalf of the company and is registered in the Chamber of Commerce. b. The occupant.

1.3

Occupant
The person, who will be occupying the property. This can be the same name as the tenant.

1.4

The property
The property which will be let and rented.

1.5

Duration of the agreement
The duration of the contract is the period from the starting date (date of commencement) - to - the date of vacating. Landlord and tenant determine the duration of the agreement. Some tenants or owners wish for a long contract in order to obtain security of tenure. Others wish for a short contract in order to obtain flexibility of tenure.

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6.
3.3
The tenant has to give at least 2 full calendar months notice, and the lessor 3 or 6 months before the date of expiry. Should neither party give notice the tenancy agreement may be extended on the same conditions for an indefinite term.

4

Diplomatic clause
During the entire tenancy agreement a notice of termination can be given by either landlord or tenant, in the event that the location of employment of either is changed and in case of resignation or dismissal. Either the landlord is transferred back to the Netherlands or the tenant is transferred abroad. The period of notice (unless changed) is two calendar months. Termination under the diplomatic clause can, therefore, only be invoked in case of work transfer, resignation or dismissal and for no other reason. Both parties should include a letter from their employer indicating the transfer when giving the notice of termination.

1.6

Payment
The total amount to be paid each month/quarter. This amount may include service costs, advance payment for central heating, utilities and provision for other services. The law requires that the owner indicate in which way the total periodic instalment is to be composed, and therefore a further division of this amount is made into amounts for movable and immovable parts. The owner will supply this break-down to Renthouse International B.V.

a. Immovable part:
The rent without fixtures, fittings and furniture (inventory). The yearly increase of rent will be applicable to this amount (art. 1.6a).

b. Movable part:
The rent for the fixtures, fittings and furniture, and the internal maintenance that is for the account of the landlord, as assessed and determined by the owner.

c. Service costs:
These are monthly costs which are paid by the owner to the association of owners. Apartments are rented inclusive of service costs. Increases of advances may be charged to the tenant by the landlord.

d. Central heating costs:
These costs are sometimes included in the rent. The specified amount is paid by the owner, and is the average cost of heating for the previous year. Any excess cost above this amount will be charged to the tenant.

e. Advance for article 7 General Conditions:
These costs are paid by the landlord on behalf of the tenant; for example, advances for gas, electricity and water, and costs for the gardener. The advance amount is generally settled against the actual cost.

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6.
Period of instalment:
The rent will be paid for example per month, or per quarter.

Settlement of services:
In a circumstance where the owner pays a number of costs which are for the account of the lessee, these will be settled on an agreed periodic basis.

First instalment:
The first instalment of rent will be a minimum of 1 month, and can be increased by an amortised amount for extra days, caused by an irregular starting date (for example 15/1/03 to 28/2/04). The practice is to adjust the first instalment pro-rata to the days in the year.

Instalments payable on:
Regular payment of rent and advances are always due on the first of a period, e.g. first of every month or quarter, and are to be paid by a standing bank order.

Deposit:
a. Cash. b. Bank guarantee. Normal practice is that the deposit is paid by banktransfer. In exceptional circumstances a bank guarantee may be accepted by the lessor. A bank guarantee should be a ‘hard’ bank guarantee. This can be recognised by the words ‘at first request’. A bank guarantee should be made valid up until three months after the final date of vacating.

8.

Indexation/Yearly rent increase
The rent is indexed every contract year, on the date of the start of the contract. The rent is increased by the percentage of the government index for family consumption, as published by the Central Bureau of Statistics.

4. & 9.

Accommodation agent
In the tenancy agreement it is stated that Renthouse International B.V. will arrange the signing of the tenancy agreement, and on behalf of the owner receive the first instalment and the deposit.

EXPLANATION OF GENERAL CONDITIONS
The General Conditions describe the rights and obligations of both lessor and lessee during the tenancy agreement. We urge you to read these carefully.

3.

Summary of contract
Checking- in/out
The property should be delivered in a good condition, and returned in the same condition (except for wear and tear) to the lessor. A notation of the inventory and the condition of the premises will be made, both at the check-in on the survey report, and also at the check-out on the delivery report.

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6.
6. Maintenance obligations
The articles concerning the up-keep obligations are sometimes confusing for both the tenant and the landlord. Perhaps the following definitions can be of assistance:

For the account of the landlord are:
• The outside, and the major internal- and external maintenance. • The normal wear and tear, e.g. discoloration of wallpaper, wearing of machines, natural ageing, etc. ‘Wear and tear’ means deterioration due to normal usage and ageing. There are two types of maintenance:

There are two types of maintenance:
A. Routine or preventive maintenance. This is regular maintenance to keep everything functioning properly and to prevent damage. B. Corrective maintenance. These are repairs, required to restore normal working after something has failed.

For the account of the tenant are:
• The routine and preventive maintenance within the meaning of Article 7:217 of the Dutch Civil Code • Direct damage such as breakage. • Consequences of lack of cleaning. • Consequences of lack of preventive maintenance . Minor repairs: a. repairs that a tenant needs to make from time to time under normal use of the property and that can and may be performed to the residential property by a tenant of average skills, without requiring specialist knowledge and at negligible costs to places that are accessible to the Tenant with normal material and tools that are commonly used, also if the need for those repairs is entirely unrelated to the Tenant's actions; b. all repairs that are regarded as minor repairs pursuant to a general order in council within the meaning of Article 7:240.

‘Damage’
This term has many aspects. When an object fails to function properly because injury has been done to it, it is said to be damaged. • Damage can be caused in various ways. It can be breakage, denting, discolouring, smell, rust etc. • Damage can also happen in case of an accident, non-cleaning or lack of normal or preventive maintenance. • Secondary damage is a result of primary damage. The primary damage (such as a break in a pipe, or lack of maintenance etc.) causes further damage (secondary damage e.g.). When a water pipe breaks: this is primary damage; and because of the break the carpet gets wet: this is secondary damage.

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7.

SCHOOLS
There are a number of purpose built foreign language schools available in Holland, catering to the needs of children of expatriates working here. They include International, American, British, French, German and Japanese. The curricula of these schools tend to follow that of the parent country. These schools are funded by a variety of means such as by the parent government, the Dutch government, local municipality, the local national business community and by fees from parents. All of these schools enjoy a good reputation for the standard of education they provide, and all have affiliations with various universities for further education. A number of indigenous Dutch schools run what is called a stream; either an International Stream or an English Stream. In terms of language the term International usually means English. Most of these schools provide primary and secondary education to either a foreign or Dutch curriculum, culminating in the International Baccalaureate (IB). Lastly there is the Europa School in Bergen. This school provides primary and secondary education in Dutch, English, French, German and Italian to it’s own curriculum, culminating in a European baccalaureate. For general information on such schools, you should contact: International Education Association (Stichting Internationaal Onderwijs) c/o Dienst Onderwijs, Drs. H.L.F. ‘s-Gravesande (secretariat) P.O. Box 12650, 2500 DP The Hague Telephone: 070 - 353 2659/Fax: 070 - 353 2506 For particular information you should contact the school of your choice. For purposes of looking for areas in which to live, parents should investigate ways and means of getting their children to the school. The most obvious way is to live as close as possible to the school. An alternative way is to use a school with it’s own bussing system. Of course there is always the option of driving the children to school, but this doesn’t suit all families as it requires buying a car, and ties a parent to two committed trips each day.

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8.

SCHOOLBUS ROUTES
At present this school operates a bussing system on an “as required” basis in Amstelveen and surrounds. Families with children attending both the British school in Amsterdam and Voorschoten can rest assured that transportation from the Amsterdam area is arranged to the school in Voorschoten. The international school bus collects the children from any point as required by the parents. The Japanese school bus routes include: The Hague - Voorburg - Leidschendam - Voorschoten. Amstelveen - Ouderkerk - Hoofddorp - Aalsmeer - Uithoorn - Badhoevedorp. The Amercian School bus routes include: Rotterdam - Capelle - Amsterdam - Amstelveen - Uithoorn - Warmond - Oegstgeest Schiedam - Maassluis - Monster - The Hague - Waddinxveen - Bleiswijk - Zoetermeer Nootdorp -Voorburg - Rijswijk - Noordwijk - Wassenaar - Leiden - Voorschoten Bloemendaal - Aerdenhout - Hillegom - Heemstede - Hoofddorp - Nieuw Vennep Leiderdorp - Leidschendam. The British school in Voorschoten bus routes include: Noordwijk - Leiden - Voorschoten - Wassenaar - The Hague - Sassenheim - Oegstgeest Amsterdam - Amstelveen and surrounds - Schiphol.

Public Transport:
For any information concerning public transportation between addresses you can call the central number: 0900 - 9292.

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APPENDIX I TENANCY AGREEMENT OF THE ASSOCIATION OF HOUSING AGENCIES
The undersigned , the 'Landlord' and , the 'Tenant' Whereas: (if the Landlord temporarily moves away for reasons of work) a. the Landlord is the owner of residential accommodation at ........... in ….……. b. the Landlord will not occupy the rented property for a period of ........ due to temporary relocation of the Landlord's work more than 50 km away from the rented property for a period of ......... months; c. the Landlord wishes to let the residential accommodation referred to in paragraph a for the period referred to in paragraph b; d. after the period referred to in b. has elapsed, the Landlord wishes to return to the residential accommodation referred to in paragraph a; (if the Tenant needs temporary residential accommodation for his work [for his employee] in Amsterdam the Tenant/occupant has been temporarily posted to ...... by his employer[name of employer [the Tenant/occupant has posted his employee [name of employee] temporarily to ……, respectively ……]; in that connection, the Tenant/occupant requires residential accommodation for a period of .... months [for his employee] in ……… the Tenant/occupant wishes to rent the residential accommodation referred to in paragraph a from the Landlord for the period referred to in paragraph b; the parties wish to lay down their understanding in that regard in this agreement.

e.

f. g. h.

Now, therefore the parties agree as follows:

1.
KEY DETAILS OF THE TENANCY AGREEMENT

1.1 Landlord
Name Authorised representative Address Postcode/Place Telephone numbers Fax E-mail addresses Bank account no. in the name of IBAN + BIC numbers : : : : : : : : : : :

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1.2

Tenant
Name Authorised representative Chamber of Commerce registration Address Postcode/Place Telephone numbers Fax Email addresses

: : : : : : : : : : : : : : : : : : : : :

1.3

Occupant
Name Address Postcode/Place Telephone numbers Fax Email addresses Employer Nationality Passport number Number of family members Pets

individuals

1.4

The furnished/upholstered [type] residence with fixtures, located at
Address : Postcode/Place : as well as ……… [garden, garage etc.] and joint use of any common areas.

1.5

Duration of the tenancy
a. Commencement date b. Term of tenancy c. Expiry date

: : : :

month(s) and ..... days

1.6

Payment obligations

: Tenant's total payment obligation consisting of: a. Rent :€ b. Upholstery/Furnishing/ other fixtures/internal maintenance : € c. Advance payment for supplies and service :€ d. Advance for central heating :€ e. Supply of additional services :€ Total Payment period Settlement of advance payments Deposit/bank guarantee First payment period Payment in advance not later than :€ : : per month months

:€ : from- … to … = € : first day of each payment period

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Manager
The property manager for the Landlord Name : Address : Postcode/Place : Telephone numbers : Fax : E-mail addresses :

2.
2.1

SUBJECT MATTER OF THE TENANCY AGREEMENT
Letting/renting
The Landlord lets to the Tenant and the Tenant rents from the Landlord the rented property within the meaning of Article 1.4, for the duration referred to in Article 1.5 and subject to the payment obligation referred to in Article 1.6 and otherwise with due observance of the following provisions.

2.2

General Conditions
This tenancy agreement is governed by the General Tenancy Conditions of the Association of Housing Agencies, referred to below as the 'General Conditions'. These General Conditions form an integral part of this tenancy agreement.

2.3

Upholstery/furnishing/other fixtures
This tenancy agreement includes upholstery, furniture and other fixtures (if and insofar as present) in the rented property. The Tenant will pay a separate fee for them, as specified in Article 1.6b.

2.4

Inventory/State of repair
An inventory of any movables present inside the Rented Property will be made available, including a description of the state of repair of the Rented Property on commencement of the agreement in the manner described in Article 2.3 et seq. of the General Conditions.

2.5

Designated use
The Rented Property is intended to be used only as residential accommodation by the Tenant and the members of his/her family or, if the Tenant rents for his employee, by the occupant and the members of his/her family.

2.6

Occupant
If the Tenant referred to in Article 1.2 rents for the occupant referred to in Article 1.3, inclusion of the name of the occupant referred to in Article 1.3 will be regarded as the Landlord's consent referred to in Article 4.2 of the General Conditions. The Tenant agrees to inform the occupant of the provisions of this tenancy agreement and the General Conditions that are part of it. The Tenant warrants that the occupant will observe the obligations arising for the Tenant under the tenancy agreement and the General Conditions as far as they concern the use of the Rented Property as if the occupant himself/herself were the Tenant.

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The Tenant is and remains responsible at all times for the correct and timely observance of all the obligations arising from this tenancy agreement and declares to accept and observe all acts delegated to the occupant by the Tenant and to honour all the promises made by the occupant on behalf of the Tenant as if they were the Tenant's own obligations.

3.

EXTENSION AND NOTICE OF TERMINATION OF THE TENANCY AGREEMENT
Extension of tenancy
If the Landlord still has the Rented Property available for letting on expiry of the tenancy term referred to in Article 1.5b and the Tenant wishes to use it for a longer term in connection with the circumstances described in the preamble, the tenancy agreement may be extended on the same conditions for an indefinite term.

3.1

3.2

Automatic extension
The tenancy agreement will be extended automatically as described in Article 3.1, unless the Tenant or the Landlord gives notice of termination.

3.3

Notice
Notice within the meaning of Article 3.2 can be given only: by registered letter or bailiff's writ with effect from the end of the tenancy term (referred to in Article 1.5b) and with due observance of a term of: at least two full calendar months for the Tenant; three full calendar months for the Landlord, to be increased by one month for each year that the tenancy agreement has lasted subject to a maximum of six months; and with a copy of the notice sent to the intermediary or intermediaries referred to in Article 9.1.

4.
4.1

DIPLOMATS' CLAUSE
Throughout the rent period referred to in Article 1.5b, both the Landlord and the Tenant will have the right to terminate the Tenancy prematurely by giving notice of termination: if the Landlord's work is relocated to a location within a distance of 50 km of the Rented Property and/or if the Landlord resigns or is dismissed; If the occupant's work is relocated to a location more than 50 km away from the Rented Property and/or the occupant resigns/is dismissed. In such event the notice of termination shall be given: - by registered letter or writ, - before the first day of a calendar month, - subject to a period of notice of at least two calendar months and - by sending a copy to the agent(s) referred to in article 9.1 hereof. At the Landlord's first request, the Tenant will be obliged to provide written documents evidencing the need to terminate the tenancy agreement on the grounds set forth in this Article. The Tenant hereby expressly undertakes to vacate the Rented Property together with all the members of the household at the end of the term referred to in Article 1.5c, to remove all property that belongs to the Tenant, and to make the Rented Property available to the Landlord in accordance with the provisions of Article 13 of the General Conditions.

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5.
5.1

PAYMENT ON COMMENCEMENT OF THE TENANCY
The Tenant will be obliged to pay the total rent for the first payment period and the deposit on the day of signature of the tenancy agreement at the latest. The Landlord obliges and authorises the Tenant to pay the total rent for the first tenancy term and the deposit in cash or by transfer to the bank account of the intermediary referred to in Article 9.1. Upon receipt, the intermediary will promptly pay the total rent for the first payment period and the deposit on to the Landlord after settling any expenses that may be due. The Landlord will not make the Rented Property available to the Tenant until the payment referred to in Article 5.1 has been received and this tenancy agreement has been signed.

5.2

5.3

5.4

6.
6.1

INDEXING
The rent referred to in Article 1.6a will be annually adjusted on the basis of the annual consumer price index (CPI), of the series 'all households', adopted and published on the most recent time basis by the Central Bureau of Statistics (CBS), for the first time on the first anniversary of the commencement date referred to in Article 1.5a. The annual adjustment of the rent will be calculated by multiplying the rent referred to in Article 1.6a by a fraction, the numerator of which consists of the average of the calendar year preceding the year of the adjustment (=B) and the denominator consists of the average of the calendar year preceding the year of the commencement date referred to in Article 1.5a (=C). The new rent will be the outcome of A x (B: C).

6.2

The new rent will never be lower than that of the previous year. The Landlord will be obliged to inform the Tenant of the indexation in writing at least one month before the date on which the rent increase is to take effect pursuant to the Article 6.1.

7.
7.1

ADDITIONAL SUPPLIES AND SERVICES
In addition to making the Rented Property and the movables present in it available, supplies and services will be provided by or on behalf of the Landlord as referred to in Articles 1.6c, 1.6d and 1.6e in accordance with the overview attached to this tenancy agreement. The advances paid by the Tenant in connection with the provisions of Articles 1.6c., 1.6d. and 1.6e. will be set off periodically as well as at the end of the tenancy agreement on the basis of the costs actually incurred.

7.2

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8.

REPRESENTATIONS OF THE LANDLORD
The Landlord represents, to the extent applicable, that before conclusion of this tenancy agreement, he obtained the consent from, informed or was informed of: the homeowner or administrator in the event of a subtenancy; the municipal housing service (Dienst Wonen); the association of owner-occupiers the mortgagee(s); the insurer(s); relevant legislation and regulations

9.
9.1

INTERMEDIATION
The services of RENTHOUSE INTERNATIONAL BV were rendered in accordance with the Conditions and Rates of the intermediary(ies) of which the parties were informed in advance. RENTHOUSE INTERNATIONAL BV is never liable for any partial or total failure of performance by the Landlord or the Tenant.

9.2

Agreed in duplicate originals in Amsterdam on... Landlord: Tenant: Authorised representative: Authorised representative:

Schedules:
Copy of the passport of the Tenant/occupant General Conditions

Individual signature of the Tenant for receipt of a copy of the General Tenancy Conditions of the Association of Housing Agencies referred to in Article 2.2 Landlord: Tenant: Authorised representative: Authorised representative:

This tenancy agreement of housing agencies and the general conditions are protected by copyright law. Without the authorisation of the V.V.W. this agreement cannot be reproduced or published (nor the whole or part adaptation thereof) in print or otherwise. 2007.

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GENERAL TENANCY CONDITIONS OF THE ASSOCIATION OF HOUSING AGENCIES 1.
1.1

General
These General Conditions form part of the tenancy agreement in which they have been declared applicable. If the tenancy agreement varies any provision of these General Conditions, the provision of the tenancy agreement will apply and the provision that was varied will not apply.

1.2

Amendments to the tenancy agreement and/or these General Conditions can be agreed in writing only.

1.3

If any provision of the tenancy agreement or these General Conditions is void or voidable, the validity of the other provisions remains unaffected. In that case, the provision that is void or has been voided will be replaced by a legally permitted provision that most closely approximates the provision that the parties would have agreed to if they had been aware of the voidness or voidability.

2.
2.1

Availability and acceptance
The Landlord will make the rented property available to the Tenant in a good state of repair and free from defects known to the Landlord on the agreed date.

2.2

If the Rented Property is not available on the agreed commencement date of the tenancy agreement, no rent and additional charges will be payable by the Tenant up to the day on which the rented property is made available. All obligations under this agreement, including the agreed commencement terms and tenancy terms will move to the date on which the rented property is made available to the Tenant. The Tenant will not be entitled to claim dissolution of the tenancy agreement or damages, unless the late availability arises from intent, fault or gross negligence of the Landlord.

2.3

On commencement of the tenancy agreement, the Landlord will provide the Tenant with: a. the keys to the rented property; b. an inventory; c. an inspection report with a description of the rented property, including the state of repair of the rented property; d. a list of maintenance technicians or firms for general maintenance of the the building; e. multilingual instructions for use of the appliances present, if available; f. house rules and regulations of the association of owner-occupiers in the English language.

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2.4

The Tenant and Landlord will inspect the rented property jointly on commencement of the tenancy agreement and agree to date and sign the inventory referred to in paragraph 2.3 and the inspection report with the description of the rented property, including any comments, to express their agreement.

2.5

The Tenant will inform the Landlord of any damage or defects that went unnoticed at the time of the inspection within three weeks after effectively occupying the rented property. The Landlord undertakes to carry out the repairs needed in that case without delay within a reasonable term.

2.6

The Tenant declares to accept the rented property in accordance with the inventory referred to in this Article and the inspection report with the description of the rented property, supplemented by the comments, if any, referred to in Article 2.4. The inventory and the inspection report form part of the tenancy agreement.

2.7

The Tenant will be responsible for the rented property as from the commencement date of the tenancy agreement, or if, in departure from Article 4.4 of the tenancy agreement, the rented property was made available to the Tenant earlier, as from the time that the Tenant received the keys.

3.
3.1

Designation and use
The Tenant will use the Rented Property as a diligent tenant in accordance with the designated use of residential accommodation and will effectively occupy the rented property or have his principal residence there during the tenancy period. The Tenant will respect any existing real rights to the extent that they are not materially prejudicial to him and will observe any stipulated or yet to be stipulated requirements of government authorities and/or utility companies. The Tenant will ensure that those living nearby will not experience any nuisance or inconvenience that is caused by the Tenant, members of the Tenant's household, pets and/or third parties in the rented property for whom the Tenant is responsible.

3.2

3.3

The Tenant will observe the oral and written requirements and instructions of the Landlord in respect of: a. the use of the rented property; b. the use of the appliances and facilities available in the rented property; and c. the upkeep of any gardens that belong to the rented property.

3.4

If the building or the building complex of which the rented property forms part has been or is being split up into apartments, the Tenant will be obliged to observe the requirements that arise from the deed of division of property, the articles of association and the rules and regulations. If any house rules have been adopted for the rented property, the Tenant will be obliged to use the rented property and the appliances and facilities available in it in accordance with those rules.

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4.
4.1

Prohibitions, Landlord's consents
The Tenant will be prohibited, without prior written approval from the Landlord: a. to allow other persons to live in who are not direct family members; b. to let or grant the use of the rented property or part of it to a third party; c. to put the rented property to another use; d. to make changes and/or additions to the rented property (including the installation of disks or antennae for television or radio traffic, respectively); e. (If applicable) to change of replace the upholstery and furniture present in the rented property or to take them outside the rented property; f. to keep pets in the rented property.

4.2

Any consent of the Landlord will be given on a case by case basis and will expressly not apply to successive cases. The Landlord may attach conditions to his consent.

4.3

If the Tenant breaches the provisions of Article 4.1, he will forfeit a penalty payable on demand to the Landlord for each calendar day that the breach continues. The penalty will be equal to twice the applicable daily rent at that time, with a minimum of EUR 50 per day, without prejudice to the right of the Landlord to claim performance or dissolution of the tenancy agreement as well as damages.

5.
5.1

The Tenant's maintenance obligation. Costs payable by the Tenant
The Tenant will be responsible at his expense for minor repairs, including everyday and preventive maintenance within the meaning of Article 7:217 of the Dutch Civil Code.

5.2

'Minor repairs' are: a. repairs that a tenant needs to make from time to time under normal use of the property and that can and may be performed to the residential property by a tenant of average skills, without requiring specialist knowledge and at negligible costs to places that are accessible to the Tenant with normal material and tools that are commonly used, also if the need for those repairs is entirely unrelated to the Tenant's actions; b. all repairs that are regarded as minor repairs pursuant to a general order in council within the meaning of Article 7:240.

5.3

The costs of all taxes imposed by government authorities in connection with the use of the rented property will be at the Tenant's expense even if those costs were charged to the Landlord.

5.4 5.5

The costs of gas, electricity or other energy and water will be at the Tenant's expense. The costs of connections and subscriptions to the telephone, the television, the radio and other means of communication will be at the Tenant's expense. The costs of pest control will be at the Tenant's expense.

5.6

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5.7

The costs of annual maintenance of the central heating system, the water equipment and annual chimney sweeping will be at the Tenant's expense. The additional costs for use of the central heating system will be at the Tenant's expense as specified in the statement provided by the association of owner-occupiers if the rented property is part of a block of flats and the costs of central heating, which are annually adjusted to the average consumption, are included in the total rent. The insurance premiums for all property contributed to the rented property by the Tenant will be at the Tenant's expense. The costs of maintenance of the balcony, the garden, the decorative tiles and sunblinds and of mowing and trimming the beds and shrubs or trees will be at the Tenant's expense.

5.8

5.9

5.10

6.
6.1

The Landlord's maintenance obligation. Costs payable by the Landlord
The Landlord will be obliged to repair any defects within the meaning of in Article 7:204(2) of the Dutch Civil Code, unless it is impossible or the expenditure needed cannot reasonably be required from the Landlord in view of the circumstances.

6.2a

The provisions of paragraph 1 do not apply with respect to: a. minor repairs within the meaning of Articles 5.1 and 5.2 of the General Conditions; b. defects to changes and additions made by the Tenant, either with or without the Landlord's consent; c. defects for the occurrence of which the Tenant is liable to the Landlord.

6.3

If the Tenant notices any defects and/or a third party alleges to have any right to the rented property, the Tenant must inform the Landlord immediately. If the Tenant fails to inform the Landlord, the Tenant will be obliged to reimburse any damage that may arise as a consequence of his negligence to the Landlord.

6.4

The service charges and, if applicable, the advance payment for central heating to the association of owner-occupiers will be at the Landlord's expense. The costs of wear and tear/aging of the rented property and the fixtures provided together with it will be at the Landlord's expense. Annual maintenance of the central heating system and water heater/boiler and of sweeping the chimney, which expenses will be charged to the Tenant.

6.5

6.6

7.
7.1

Checks, inspections and viewing. Tenant's obligation to tolerate
The Tenant will allow the Landlord and any individuals who the Landlord has instructed to perform work and who have identified themselves access to the rented property at his request for a viewing of the rented property in the event of a proposed further tenancy or sale, the performance of inspections (including reading meters, performing repair work, etc).

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7.2

Barring unforeseen circumstances, those visits or that work, respectively, will take place on business days between 7 a.m. and 6 p.m. and–to the extent reasonably possible–will be announced at least 24 hours in advance.

7.3

If the Landlord needs to perform urgent work in or to the rented property or in, to or onto an adjacent property or building, the Tenant will allow that to take place and will tolerate any inconvenience.

7.4

The provisions of Article 7.3 will also apply if the Landlord must allow another party to carry out work on a property or building next to the rented property on the basis of the statutory rights and duties between neighbours.

7.5

With regard to allowing the checks and inspections and tolerating the work referred to in Articles 7.3 and 7.4, the Landlord cannot claim any damages or any reduction of the rent. If necessary, the Tenant will (temporarily) remove any changes or additions that were made with or without the Landlord's consent.

8.
8.1

Damage, liability The Tenant will be liable for damage to the rented property due to any failure that can be attributed to him in performing any obligation under the tenancy agreement. All damage will be assumed to have arisen by that cause.

8.2

The Tenant will also be liable for damage caused by individuals who are inside the rented property with the Tenant's consent.

8.3

The Tenant will be obliged to adopt the measures necessary to prevent and limit any damage to the rented property, in particular, in the event of fire, storm, excess water, frost, and any similar emergency.

8.4

The Tenant will be obliged to report any damage, including damage for which he is liable, to the Landlord immediately.

8.5

The Landlord is not liable for damage caused by defects the occurrence of which cannot be attributed to the Landlord, defects to changes and additions made by the Tenant and for defects of which the Landlord was unaware and did not need to be aware of when entering into the agreement.

8.6

The Landlord is not liable for any factual disruption in the rental enjoyment by third parties.

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9.
9.1

Deposit/ bank guarantee
The Tenant will pay the Landlord the deposit referred to in Article 1.6, or have a bank guarantee provided to secure all amounts that are payable by the Tenant to the Landlord under this agreement. The Landlord will not pay any interest on the deposit. The bank guarantee must be provided in the format made available by the Landlord.

9.2

The Tenant will not be entitled to set off the deposit against the rent payments or other payment obligations.

9.3

After termination of the tenancy agreement, the Landlord agrees to refund the deposit or return the bank guarantee to the Tenant as soon as possible within three months, if necessary after deducting any outstanding claims of the Landlord against the Tenant.

10.
10.1

Payments
The Tenant must always pay the rent and the other fees referred to in Article 1.6 of the agreement in advance by automatic payment order not later than the first day of every month to the bank account of the Landlord referred to in Article 1.1 of the tenancy agreement.

10.2

The Tenant will not invoke any discount or set-off in fulfilling his payment obligations, unless a court grants him leave to do so or that right arises from the law.

11.
11.1

Default
If a term has been set for performance of any obligation under the tenancy agreement, the Tenant will be in default by the mere expiration of that term.

11.2

If no term has been set for performance of an obligation under the tenancy agreement, the Tenant will be in default after being declared in default in writing, given a reasonable term for performance and still failing to perform the relevant obligation.

11.3

If the Tenant defaults on timely and full payment of a sum of money, he will forfeit interest at a monthly rate of 1.5% of the outstanding principal sum, calculated as from the due date up to the date of full payment of the principal sum. For this purpose, a part of the month will be regarded as a full month.

11.4

If and as soon as the Tenant is in default, the Landlord will have the right to require performance or dissolution, whether or not with additional damages and/or damages in lieu of performance, without any further notice of default being required.

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11.5

All reasonable extrajudicial expenses (including the turnover tax due) that the Landlord needs to incur because the Tenant fails to perform his obligations will be at the Tenant's expense. Reasonable extrajudicial expenses will include the attorney fees, bailiff's fees, charges by a collection agency or other third parties incurred by the Landlord, increased by any expenses incurred by the Landlord himself. Those costs will be deemed to be at least EUR 250 per event, or if the obligation on which the Tenant defaults concerns the payment of a sum of money, 15% of the outstanding sum of money, subject to a minimum of EUR 250.

12.

Inspection on termination of the tenancy

12.1

On termination of the tenancy agreement, the Tenant and the Landlord will jointly inspect the rented property and the fixtures in it and draw up a report to record any work and repairs that need to be performed at the Tenant's expense to restore the rented property to a good state of repair. The Tenant must schedule an appointment with the Landlord for that purpose on time.

12.2

Both the Tenant and the Landlord will receive a copy of the inspection report signed by both of them. The Landlord will provide the Tenant with a statement of the estimated costs of repairs.

12.3

If the Tenant does not cooperate in the preparation of an inspection report towards the end of the tenancy agreement, the inspection report of the Landlord will be binding upon the parties.

12.4

The Landlord will allow the Tenant to carry out the work described in the inspection report within a reasonable term to be set by the Landlord.

12.5

If the Tenant fails to return the rented property in a good state of repair within the stipulated term, the Landlord will be entitled to have the repair work described in the inspection report carried out and will charge the associated costs to the Tenant without further notice of default being required.

13.
13.1

Return on termination of the tenancy
On termination of the tenancy agreement, the Tenant will return the rented property in a good state of repair, fully vacated, clean, together with the keys to the Landlord. The Tenant/occupant will be obliged to deregister when the agreement has terminated.

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13.2

The Rented Property will be deemed to be in a good state of repair if, on the basis of the inventory referred to in Article 3 and the description of the rented property, it is evident that: a. the Tenant has complied with his obligation to carry out minor repairs referred to in Articles 5.1 in 5.2; b. the Tenant has repaired all damage to the rented property for which he was held liable pursuant to Article 8; c. the changes and additions made by the Tenant with the Landlord's consent are in a good state of repair; d. the Tenant has removed any changes and additions made by the Tenant without the Landlord's consent, or any changes and additions for which the Landlord granted his consent on condition that they be removed within the meaning of Article 4.2,

13.3

If the Tenant does not return the rented property in a clean state, the Landlord has the right to charge the cost of cleaning to the Tenant on the basis of an offer from a recognised cleaning firm. In addition, the Landlord will have the right, if the Tenant kept pets in the rented property whether or not with the Landlord's consent, to have the rented property sanitised by a sanitation company at the Tenant's expense.

13.4

The Landlord will be entitled to remove any goods left behind in the rented property at the Tenant's expense after the rented property has been vacated.

13.5

The Tenant will pay the Landlord damages on account of loss of rent if the Tenant is to blame for any repair work that needs to be carried out after termination of the tenancy agreement. Those damages will be calculated per day and correspond to the price of the rented property. In calculating the damages, a month will be set at 30 days.

14.
14.1

Address for service
As from the commencement date of the tenancy agreement, all notices from the Landlord to the Tenant in connection with the performance of this agreement will be sent to the address of the rented property, unless the Tenant has rented the rented property for an employee. In that case, all notices from the Landlord will be sent to the Tenant's address stated in Article 1.2 of the tenancy agreement.

14.2

If the Tenant no longer effectively lives in the rented property or no longer maintains offices at the address referred to in Article 1.2, the Tenant must inform the Landlord promptly in writing, stating his new address and place of residence.

14.3

If the Tenant leaves the rented property without reporting his new address to the Landlord or no longer maintains offices at the address stated in Article 1.2, the address of the rented property will remain or will be regarded as the Tenant's place of residence.

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15.
15.1

Personal Data Protection Act. Indexing of amounts
By signing the tenancy agreement, the Tenant authorises the Landlord (and any property manager appointed by the Landlord) to include the personal details of the Tenant and the members of his family in a record and to process those details.

15.2

All the amounts quoted in these General Conditions will be annually indexed with effect from 1 January of any year, for the first time on 1 January 2006, in accordance with the annual consumer index series for all households, published by the Central Bureau of Statistics, the foregoing on the basis of a year-by-year method.

16.
16.1

Disputes
If the tenancy agreement is drafted or also drafted in a language other than Dutch, the Dutch text will be binding between the parties and the dispute will be assessed with the help of the applicable Dutch law.

16.2

A court in the Netherlands will have exclusive jurisdiction to acknowledge the disputes referred to in Article 16.1.

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