Seasonal influences on the housing market: Why is it sometimes extra difficult?

You may have noticed: the search for a home seems much more hectic in the summer months than in the middle of winter. That is no coincidence. The rental market in the Netherlands changes with the seasons, with supply and demand becoming significantly out of balance at certain times of the year. If you understand why the market is getting 'tighter' at specific times, you can smartly adjust your search accordingly.

The tightness is often caused by a combination of academic cycles, family moving habits and even the weather. Although the general housing shortage is felt throughout the year, these peak times make for an extra fierce battle for the available square meters.

The summer peak: Students and families

The most intense period in the rental market is between July and September. This has everything to do with the start of the new academic year.

The student intake

Tens of thousands of students will start their education in September. This is causing enormous pressure on rooms and small apartments in student cities such as Groningen, Utrecht and Leiden. Because many young professionals are also looking for their first 'real' home after graduation during this period, there is a huge congestion at the bottom of the market.

Moving before the first day of school

Families with children almost always try to plan their move during the summer holidays. No one wants to change cities in the middle of a school year. This means that larger houses and multi-bedroom apartments come on the market mainly in early summer and are also rented out very quickly. Competition for family homes is therefore at its highest in these months.

Why January often has a second peak

After the summer hustle and bustle, calm often returns somewhat in autumn, only to increase again in January. This partly has a psychological cause. Many people see the new year as a time for a fresh start.

Relationships that did not survive the holidays, or people who with good intentions finally decide to find that larger home, are causing an increase in the number of home seekers. At the same time, in January, you often see an influx of international employees who will start a new job in the Netherlands on 1 January. Because the supply is often slightly lower in the winter months (people simply don't like to move in the cold and rain), the pressure on available homes rises.

The impact on rental prices

Seasonal tightness not only affects the chances of finding a home, but often also the price you pay.

• High season: In the months with the highest demand, hosts can be more critical and sometimes charge higher rents, knowing that there are plenty of candidates who can afford it.
• Room for negotiation: In the 'quieter' months, such as November or February, you sometimes have a little more room to negotiate issues such as the start date or the condition of the home. A landlord would rather rent out the house immediately than have it vacant for a month in the hope of a better candidate.

Strategic search: When are you most likely?

If you have the luxury of planning your move, it's smart to look outside peak times.

Try to avoid the months of August and September if you are not bound to study. Late autumn (October and November) and early spring (March and April) are often more favourable. There is then less talk of “panic football” on the market. You have a little more time to schedule a viewing and get your file in order without thirty other candidates panting down your neck.

Keep in mind that the offer may also be slightly smaller during these periods. It is therefore about the balance between the number of available homes and the number of active seekers.

What does this mean for your search?

Regardless of the season, good preparation is essential, but during the busy periods, you need to be even sharper. Make sure that your alerts are turned on immediately and that your file is immediately ready for transmission. In the high season, a home is often gone before the ad is well and truly on social media.

Are you currently looking in a city that is famous for its large student population? Then it's wise to collect your documents now, so you can get ahead of the crowd as soon as the market warms up a bit.