Holland2Stay 

Signed up for a lottery and got picked, got a call that all my documents were in order and then suddenly the area manager of that city called and said there was some issue and she didnt see why I wanted to live there, the building was in Eindhoven and i study in Breda, to me it makes sence.

Anyways then the area manager tells me my school enrollment document appears false because the system doesnt recognize the signature of the faculty member. She asked for further proof and motivation which was then provided, then randomly the next day our booking was cancelled, lost the lottery i was picked for and didnt even get a chance at a different place. Unfortunately the only thing i was left to suspect was a xenophobic area manager. I provided everything honestly and was fully denied without reason, she was also unpleasant on the phone.

Booked accommodation with Holland2Stay on 19 June. Shortly after, I received an email confirming that my booking was cancelled and that my prepayment/deposit would be refunded within 14 days.

14 days came and went. No refund.

After multiple follow-ups, I finally got a response on 17 July saying that the refund had supposedly been initiated on 2 July. They also sent a screenshot as "proof", but the screenshot contained nowhere near enough transaction information for my bank to actually trace the refund.

And this is where the experience became absolutely ridiculous.

It has now been over 2 months of chasing them for basic transaction details. I have sent way too many follow-ups, only to be mostly ignored. On the rare occasions I actually get a response, it is either vague or something along the lines of "Due to the holiday period, they are currently very busy, which means it may take longer than usual to receive a response."

Seriously? Does it take over TWO MONTHS to provide a simple transaction/reference detail for a refund that you claim was already initiated?

If the refund was genuinely initiated on 2 July, then why is it so difficult to provide the information needed to trace it?

The amount of time and effort I've had to waste chasing Holland2Stay for my own money is absolutely ridiculous. The lack of communication and customer service has been horrible.

Honestly, I'm glad I never ended up staying with them because this experience has shown me exactly what I would be dealing with if something went wrong during the stay.

Utterly horrible experience. I would strongly recommend staying away from their services.

Ik heb van 2022 tot eind 2025 in Rive Republic in Capelle aan den IJssel gewoond. De eerste jaren was ik over het algemeen tevreden, maar met name in mijn laatste woonjaar is mijn vertrouwen in de verhuurder volledig verdwenen.

Een belangrijk punt zijn de servicekosten. In de afgelopen jaren is gebleken dat er structureel kosten in rekening zijn gebracht voor diensten of zaken die niet of onvoldoende geleverd zijn. Via een juridisch adviseur is dit uitgebreid onderzocht en zijn inmiddels ongeveer 160 huidige en voormalige bewoners betrokken geweest bij het terugvorderen van te veel betaalde servicekosten. Zelf heb ik voor ieder servicekostenjaar waarvoor ik betaald heb uiteindelijk geld teruggekregen, terwijl ik in eerste instantie steeds moest bijbetalen.

Een concreet voorbeeld is de glazenwasser: hiervoor werden servicekosten in rekening gebracht, terwijl deze dienst niet werd uitgevoerd. Dit is ook bij de Huurcommissie aan de orde geweest. Daarnaast betaalden bewoners voor filters voor de afzuigkap. Er werd zelfs per e-mail aangekondigd dat deze filters zouden worden verstrekt, maar uiteindelijk hebben wij deze nooit ontvangen, ondanks dat er wel voor betaald werd. En dit zijn slechts enkele voorbeelden.

Wat ik misschien nog wel het meest schrijnend vind, is dat deze kwestie na al die jaren nog steeds niet is opgelost. Inmiddels woon ik hier bijna een jaar niet meer en zijn er nog altijd lopende zaken rondom servicekostenafrekeningen. Zo is de afrekening over 2025 op het moment van schrijven nog steeds niet verstrekt en worden ook over eerdere jaren, zoals 2023 en 2024, nog zaken uitgezocht. Dat er na zo’n lange periode nog steeds juridische stappen nodig zijn om duidelijkheid en correcte afrekeningen te krijgen, vind ik zeer zorgwekkend.

Ook op het gebied van onderhoud en service heb ik in mijn laatste jaar veel problemen ervaren. De lift in het gebouw, dat negen verdiepingen telt, viel regelmatig uit. Er moesten steeds opnieuw meldingen worden gemaakt en reparaties werden naar mijn ervaring vaak laat uitgevoerd of bleken niet duurzaam, waardoor dezelfde problemen terugkwamen.

Ook klachten over de schoonmaak werden onvoldoende opgepakt. Wanneer je meerdere keren aangeeft dat de schoonmaak niet goed wordt uitgevoerd, verwacht je dat daar iets mee gebeurt. In mijn ervaring bleef een adequate oplossing echter uit.

Daarnaast was de communicatie vanuit de verhuurder regelmatig slecht. Er werd laat of helemaal niet gereageerd, afspraken en toezeggingen werden niet altijd nagekomen en problemen werden niet altijd adequaat opgelost. De dienstverlening staat wat mij betreft dan ook niet in verhouding tot wat je als huurder voor de woning en service betaalt.

Een ander groot probleem was de hitte in de studio’s. In de zomer kon de temperatuur binnen extreem hoog oplopen. Als het buiten rond de 40 graden was, kon het binnen eveneens richting die temperaturen gaan. Als oplossing werd onder andere verwezen naar zonwerende folie/stickers op de ramen, maar dat bood naar mijn ervaring absoluut onvoldoende verlichting.

Mijn grootste bezwaar is uiteindelijk het gevoel dat financiële belangen veel zwaarder lijken te wegen dan het belang van de huurders. Huurverhogingen werden, wanneer wettelijk toegestaan, naar mijn ervaring telkens zo hoog mogelijk doorgevoerd. Tegelijkertijd werden er servicekosten gevraagd voor zaken waarvan achteraf bleek dat ze niet of niet volledig geleverd waren. Als huurder kun je bovendien onmogelijk zelf alle juridische en financiële regels rondom servicekosten controleren. Daarvoor heb je soms simpelweg specialistische kennis nodig.

Wat daarbij extra wrang voelt, is het verschil in verwachtingen rondom betalingen. Wanneer een huurder te laat betaalt, wordt er snel gewezen op termijnen en mogelijke incassokosten. Wanneer de verhuurder daarentegen geld aan huurders moet terugbetalen, lijkt er aanzienlijk minder haast achter te zitten.

Al met al kijk ik daarom met een zeer negatieve ervaring terug op mijn laatste periode als huurder van Rive Republic. De combinatie van onduidelijke en achteraf onjuiste servicekosten, gebrekkige communicatie, terugkerende onderhoudsproblemen en het uitblijven van adequate oplossingen heeft mijn vertrouwen in deze verhuurder volledig weggenomen.

Ik zou toekomstige huurders daarom aanraden om zich vooraf zeer goed te verdiepen in de servicekosten, de voorwaarden en hun rechten als huurder.

Former tenant at Berg en Dalseweg 79A58, Nijmegen (contract 144336). Checked out 22 June 2026.

My remaining deposit of €1,210 was attempted to be refunded to the card I had provided, which cannot receive the transfer. The money bounced back to Holland2Stay's account. Under our contract (art. 10.3/21.3), the deposit must be refunded within 14 days of check-out — that deadline was 6 July 2026.

Since early July I have emailed multiple times, called +31 85 130 55 00, and submitted tickets via the tenant portal and the H2S app, asking them to re-send the refund to my Dutch IBAN. I have received no substantive reply in over 10 weeks. The amount is undisputed; the funds are simply sitting with them.

Please process the refund. Contract 144336.

Ter info: Zie het volgende artikel: Socialistische Partij start meldpunt voor huurders.

SP start meldpunt voor huurders Holland2Stay

31 augustus '26

Hoge huren. Hoge servicekosten, maar gebrekkige service. Slechte communicatie. Kapotte liften, grote gebreken en verzengende hitte. Nadat de SP eind juni Kamervragen stelde over misstanden bij verhuurder Holland2Stay kwamen er veel mails binnen van huurders met klachten. De partij start daarom nu een meldpunt voor Holland2Stay-huurders. SP Tweede Kamerlid Sandra Beckerman: “Samen met huurders willen we misstanden graag aanpakken, daarom onderzoeken we nu hoe groot de problemen zijn, we roepen huurders op zich te melden en dat kan ook anoniem.”

I strongly recommend thinking twice before renting from Holland2Stay

Based on my and my husband's experience, I would not recommend renting from Holland2Stay unless you genuinely have very few alternatives.

We rented a roughly 30 m² furnished apartment and paid around €1,500 per month for six months. What was described as furnished was, in our apartment, essentially two chairs, a table, a small sofa/seating unit and a bed placed in a loft area. We were charged approximately €75 per month for inventory/furniture. What particularly concerns me is that this inventory calculation appeared to include fixed items in the kitchen and bathroom as well. Our total monthly service-related charges exceeded €250.

The loft was used as sleeping space, although we later raised serious questions about whether it actually qualifies as a bedroom under the Dutch WWS system. The daylight situation there was also questionable, with only a small high-level window.

Another major problem was that we could not properly view the actual apartment before committing. We were told this was because the existing tenant's rights/privacy had to be respected. Instead, attractive representative photos were shown. When we eventually entered the apartment, the reality was very different from what we had expected, even down to inadequate lighting.

When our work situation later required us to relocate to another city, we informed Holland2Stay that we needed to leave and tried to find a reasonable solution. We proposed alternative termination dates and even offered to help find a replacement tenant. Our proposals were rejected. We are now formally disputing charges claimed for the period after we surrender the apartment and are having several aspects of the tenancy reviewed.

This experience is particularly disappointing when Holland2Stay's website says: “We've got your back” and describes itself as a “sidekick for life in the Netherlands.” Our experience felt like the opposite. Instead of making our life in the Netherlands easier, this experience genuinely damaged some of the positive feelings we had about living here.

My advice to prospective tenants is simple: do not rely only on marketing photographs or descriptions. Ask to see the exact apartment before signing, request a complete inventory with the individual furniture charges, check the WWS points yourself, ask exactly what every service charge covers, and carefully check the termination conditions. Get everything in writing.

We are keeping our documentation and correspondence and are considering the appropriate legal and regulatory options. If other former or current tenants have experienced similar issues, I would also be interested in hearing about their experiences and, where appropriate, exploring lawful collective options.

I can only describe what happened in our own tenancy, but based on that experience, I would personally not rent from Holland2Stay again.

===================≠========== Answer to 1. Reply========

Thank you for your reply. Our review is not about expecting humanity or help from Holland2Stay. We have already received all the answers we needed.
Our purpose now is to inform other tenants.

Message to other people:
If you have experienced similar issues, I strongly encourage you to document everything carefully and report your own case to the appropriate Dutch housing and tenant authorities. I will be doing the same and will continue updating this review as my case progresses.

Very disappointing and extremely inflexible treatment of a tenant. (If you have any other option, please go for it; do not make bussiness with those people. They will change the company name; please be aware it will be CODOMO)

I understand that Dutch tenancy law allows the contractual notice period, and I accept that I signed the agreement. My complaint is about how Holland2Stay chooses to treat tenants when circumstances change.

I currently pay around €1,500 per month for approximately 30 m² with extremely limited window/natural-light space. After my work situation changed, I finally found another home closer to work in an extremely difficult housing market.

I explained everything, requested an earlier mutually agreed termination, offered several alternative dates, and even asked whether finding another tenant would help. Every option was simply rejected. Holland2Stay then confirmed that the apartment was already booked again immediately after my tenancy ends.

So yes, they may be able to rely on the contract. But repeatedly saying “we completely understand your situation” while refusing to consider any practical solution felt dismissive rather than understanding.

I will submit the complete case to the relevant tenant/housing authorities for an independent assessment and update this review after the final handover and deposit settlement.

+------- Answer to below reply ------+
Thank you for your reply, it is a summary how you handle your "bussines"

Unfortunately your reply misrepresents both my contract and my complaint.
My minimum rental period was six months, not one year. My tenancy started on 11 February and the six-month minimum period had already expired on 11 August. My working circumstances had changed months earlier, leaving me with approximately 43 km of travel and around three hours of commuting by public transport every day, but due to the housing situation it took me months to find a suitable alternative.
I am not asking Holland2Stay for preferential treatment or a special exception. My complaint is about how the situation was handled. I notified Holland2Stay on 21 August, offered several alternative termination dates, and even offered to help find a replacement tenant. I simply asked whether the apartment could be rented again earlier — for example on 5 or 10 September — rather than keeping me financially responsible until 21 September. Every proposal was rejected.
Holland2Stay has already confirmed that the apartment was booked again immediately following 21 September. In a housing market where so many people are desperately searching for accommodation, this is exactly why I find the complete unwillingness to consider an earlier takeover so unreasonable.
Please do not present my complaint as a request for an “exception”. I am asking for reasonable, transparent and tenant-oriented handling of a genuine change in circumstances. That is also why I will have the contractual and financial aspects independently reviewed.
I will update this review after the checkout, deposit and service-cost settlement are completed.

----- Answer to second reply (they are deleting their other responses!) -------------

Thank you for replying again. Please feel free to keep your previous replies visible as well — I believe the full exchange helps readers understand the situation. 😊
Once again, I am not asking for an exception to be granted after the fact, nor am I disputing that the contract contains a 30-day notice period. My review is about your complete unwillingness to reach a mutually agreed earlier termination, despite the circumstances and despite the alternatives I proposed.
A 30-day contractual notice period does not prevent two parties from mutually agreeing on an earlier termination date. I offered alternative dates and even offered to help find a replacement tenant. All of these proposals were rejected, while the apartment was apparently able to be booked for another tenant immediately after 21 September.
Therefore, repeating that “the 30-day notice period applies equally to all tenants” does not actually address the criticism in my review. Equal application of a rule and reasonable handling of an individual situation are two different questions.
In any case, please continue responding. I am happy for prospective tenants to read the entire exchange and form their own opinion. 😊

Maybe the worst company that you can rent from,
I stayed in zonnelaan in Groningen for a year. At the pre check out the lady told me that the situation of everything is ok and the wrinkles are normal on the flooring which happens because of normal usage, but when I left to my home country after a month they say based on the pictures the have decided to charge me for the flooring because it is my responsibility, So basically they expect to not sit on the chair or furniture so their cheapest version of flooring stays exactly the same like day 1. And now they are not giving me back my 900 euro deposit and because of the law system of the netherlands I cannot pursue from higher authorities because the cost of lawyers would be much more.
If you want to rent from them know the fact that your deposit will never be given back to you.

Living at Building The Y has been a frustrating experience, mainly down to maintenance, management responsiveness, and how tenant issues are handled.

TV/Internet problems get blamed on you. You're not given a choice of network or TV provider — it's whatever they've selected for the building. If your TV or internet stops working, management's default response is that it's a problem with your own hardware, even when the issue is clearly on their end. There's no real troubleshooting or accountability from their side.

Maintenance tickets closed without being solved. I've submitted requests for ongoing issues and they get marked as closed with nothing actually fixed. It feels like tickets are closed to keep the numbers looking good rather than to resolve anything.

You can't get anyone on the phone. There is no way to reach a real person directly. If you leave a message requesting a callback, you're told it'll happen within one business day. It doesn't happen.

Hallways smell of cat urine and feces. This is a basic building upkeep issue and it has not been addressed despite being an obvious, ongoing problem.

Rent increases every year regardless. Like clockwork, the cost of living here goes up annually — around 4%, or whatever the legal maximum happens to be — with zero corresponding improvement in service, communication, or maintenance quality.

For the price you pay to live here, the basics — working utilities, a responsive management team, and a clean, well-maintained building — should not be too much to ask. Based on my experience, they are.

Ik raad het af om bij Holland2stay te huren. Tenzij je:

- elke winter in de kou wilt zitten maar wel de kosten moet betalen
- je geen geen werkende ventilatie systeem wilt hebben waardoor er op diverse plekken in je huis schimmel ontstaat en een ongezonde leefklimaat.
- brandwerende deur die niet functioneert klemt en niet goed sluit pas na 1,5 jaar gerepareerd wordt.
- waterdruk rampzalig laag is
- stoppen er uit slaan omdat het goedkoop materiaal is maar er niemand langs komt om het te vervangen waardoor het je eigen kosten zijn.
- je meldingen maakt maar het niet erg vind als ze zonder afgehandeld zijn afgesloten zijn.
- als je het niet erg vind dat als je ze wilt bereiken je anoniem moet bellen of 2 weken lang elke dag belt in de hoop dat iemand eindelijk op neemt.
En als je het niet erg vind om een belachelijk hoge huur te betalen die elk jat omhoog gaat met daar boven op de verplichting om een parkeerplaats te huren en ook nog een flink bedrag aan service kosten.

Het is een ongezonde organisatie die heel veel werk te doen heeft om te gaan functioneren. Je naam veranderen heeft geen toegevoegde waarde hierin.

Ik zal het dus niet aanbevelen en bij andere organisaties gaan kijken.

Na een paar e-mails zijn wij aan het afwachten op het beloofde resultaat met betrekking tot de rekening.

I am very happy with living here. It is very nearby the station and transportation. TU delft is very nearby and a clean and very nice neighborhood. Free parking and also near the highway.

I am extremely disappointed with how my case has been handled.

We were selected through the lottery process and trusted that we had finally found a home. We believed that the purpose of the lottery program was to give people a fair chance to find stable housing, so we relied on that decision and already gave notice to our current landlord.

Then, they canceled our reservation by email without giving us the opportunity to respond or provide further clarification.
We also could not speak to anyone directly because only a call-back request was available.
Despite our willingness to provide additional explanations and offer extra financial security, our situation was not reconsidered.

As a result, we are now at risk of being left without housing.

VERY STRESSFUL & DISAPPOINTING

I sincerely hope Holland2Stay will review our case again and provide a fair solution.

Zijn net als change= oplichters echt vreselijk

Problemas graves con la devolución de la fianza / Retención indebida

Tuvimos una experiencia pésima con la gestión de la devolución de la fianza tras finalizar nuestro contrato. Entregamos el inmueble y toda la documentación bancaria requerida en tiempo y forma, cumpliendo rigurosamente con sus peticiones.
A pesar de haber confirmado que los datos estaban correctos y que la transferencia se tramitaría de inmediato, pasan los días y el departamento financiero no envía el comprobante de transferencia (MT103) ni realiza el reembolso de nuestro dinero.
Lamentable falta de puntualidad, comunicación y profesionalidad con los inquilinos internacionales una vez que dejamos el inmueble. No recomiendo esta empresa por el incumplimiento y la lentitud en la devolución de las fianzas retenidas.

Scammers! Be careful if you rent from them. They charge you for false and unreasonable things, they won't return your deposit, and their yearly charges are absolutely unreasonable. Stay away.

I have to mention this weird but beyond belief sequence of events. I agree with the person that said that they are very hard speak with them. Unfortunately there is where the problems have started.

They have this booking system in which you can apply for certain houses. I have tried this before. Unfortunately, I was not picked but that is ok. A few months later, the same place was available again. I wanted to book it again but it did not work. Because of this of this I called but they are hard to get a hold of. Ive tries several times and also left my number for them to call back (an option that they provide) but no call back. After a few tries, I gave up. This was in June.

Once again, the option in Tilburg was gone but came back again. We are in juli now. Again I tried to book it and it didnt work. I called again, after a few tries, I got called back. I was not able to pick it up because i work as an emergency operator. I called back, did not work until finally I spoke with someone.

The lady I spoke to said there might be an IT problem and an IT guy would call me back. Did not happen. Because the option was still available, I kept trying daily. Usually you're on hold for about 10 15 20 minutes. After a few days (and asking to be called back) I once again finally spoke with someone. She asked me if I noted a name. I didnt. She would take care of it. She did not because nobody called back.

So, I kept calling because the option was still available. After a few days I spoke with a lady. She told me to try to book it on a computer instead of my Phone. Fair enough. I tried but no. I called the next day. I SPOKE with someone and it was her again. She recognized me and told me to send an email with 3 salary statements. Because an manual booking might be possible but she did not know if she was allowed. I sent the mail and waited a week.

Here is the kicker. Once I called after waiting a week, I called during my lunch at 13 oclock. It said that they are not available. I thought the line was closed due to lunch. I called the next day at 16 oclock, again the same message. I then called with a different number and it want through. After 20 minutes, I spoken with someone. Instead of helping me or just giving me clarity they decided to block my number.

The only reason I had to call so much, is because they never pick up or dont do the thing that THEY say they would do. Also, to be fair, i have been instructed to keep trying because "de aanhouder wint". But man, this is just appaling.

I never gave an review. But in this case I have to. Honestly, just give me the clarity why it doesnt book. That is the only thing that I want. I am not saying that I should get the appartement in Tilburg. But I should be able to book it. If you want to help me, just give me the clarity.

The guy I spoke to last said that someone from booking would contact me on Friday. Hopefully this will happen but honestly I dont think so.

Update 30 juli: As I mentioned and believed, nobody contacted me on friday the 24th of juli or in general. Continueing their poor standards.

This is about the H2S building in Rijswijk.

At least once a month, one of the two elevators is out of order. Even worse, people sometimes get stuck in them and have to call the emergency number. They hope that a neighbor is awake to help them unlock the elevator by calling it from another floor.

They switched some neighbors' water and electrical meters and left them to deal with the resulting issues without providing any assistance.

They delivered the building late and unfinished. Work was still ongoing when we moved in, which came with all the usual inconveniences (noise, dirt, unready parking spaces, etc.), yet we were expected to pay the full amount.

They delivered the apartments in a very dirty state, yet they expect people to leave them cleaner than five-star hotels.

Some apartments did not have working floor heating during all winter, yet they still received huge bills from Essent.

Despite delivering the apartments late, they increased the rent after less than a year based on the initial start date.

You can't choose your internet provider; you have to use the one they impose, which has poor connectivity.

After 5 p.m., it's a miracle if the call center picks up the phone to address emergencies. For example, the apartments on the higher floors suddenly stopped having water after 5pm because of an issue with the pump. The building manager is completely unresponsive outside of working hours, even in the case of an absolute emergency, and the people in the call center cannot make decisions!

Water frequently has cut off for hours in the summer months, UNPLANNED , and they don't pick up emergency numbers during these times and seem to simply not care . This has already happened twice in two weeks - things I have never before experienced in other buildings . The lifts are also unsafe and go out of order frequently and there have been multiple cases where people stuck in.

Other than these critical issues, all is fine. Location is nice. View is nice. The building is fine too.

I stayed there for 2 years , very organized place , apartment was clean , comfy and they took a good care of the building, there is GYM , sauna , BBQ places , Parking for bike ,nice community, was great experience , i left only because i bought an apartment, but for renting , i highly recommend H2S