Amsterdam residents who exchange homes via HomeExchange have been told by that platform that the rules will change drastically from October 1. An email to users states that members are allowed to exchange for a maximum of thirty days per year and that guests must pay tourist tax. Many members who live in a rented house are no longer allowed to use the platform at all. According to HomeExchange, the new rules of the municipality are the reason for the changes, but on AT5 tells the municipality that these rules have been in place since 2014.
“The municipality of Amsterdam recently introduced new rules for short-term rental between private individuals. Unfortunately, these rules also apply to home exchange,” can be read on the website since Tuesday. HomeExchange. The email that users received last Friday contains an English message with the same effect.
Tourist tax
The consequences of the rules are far-reaching for users, as can be read on the site and in the email: previously they were allowed to exchange unlimitedly, but this will now be limited to a maximum of thirty days. From now on, users must also register with the municipality, which must be done no later than October 1.
And then there is an unpleasant surprise for the members in the email: “Tourist tax must be paid by your guests.” It states that HomeExchange is ‘in discussions with the municipality of Amsterdam to obtain more information about this.’ If you do not comply with the rules, you can receive a fine of up to 21,750 euros.
“The Home Exchange platform works with Guest Points with which a transaction clearly takes place in the same way as a monetary transaction”
Spokesperson Councilor Pels (Public Housing)
AT5 submitted the texts on the HomeExchange website to a spokesperson for Alderman Zita Pels of Public Housing. According to the spokesperson, it is not true that the municipality has introduced new rules, which is stated on the HomeExchange website. “Holiday home exchange, like other forms of holiday rental, has been limited in the Amsterdam Housing Act since 2014 and nationally by the Tourist Rental Act,” the response states.
Complete response from spokesperson for councilor Zita Pels (Public Housing)
Holiday home exchange, like other forms of holiday rental, has been limited by the Amsterdam Housing Act since 2014 and nationally by the Tourist Rental Act.
Holiday home exchange platforms must therefore comply with the same rules as other tourist rental platforms, because it has the same impact on the quality of life in neighborhoods.
The Home Exchange platform works with Guest Points with which a transaction clearly takes place similar to a direct monetary transaction. Renting the house is therefore paid for by renting out your house.
Given the significant increase in the use of this platform (2nd after Airbnb) and that many Amsterdam residents may not be aware of the rules without malicious intent, we are currently in good consultation with Home Exchange to communicate the rules regarding holiday rentals to their members.
Irene has already moved houses dozens of times – AT5
To additional questions about the issue, including why users were not previously informed of rules that have apparently been in place since 2014, the spokesperson referred to the above response. HomeExchange could not be reached for comment on Wednesday and Thursday.
“What bothers me most is that home exchange is now equated with holiday rental”
Irene, HomeExchange user
After receiving the email from HomeExchange on Friday, several users contacted AT5. “What bothers me most is that home exchange is now equated with holiday rental. But you don’t earn anything from this. You actually pay money (120 euros per year, ed.) to be a member,” says Irene. She has been a member of HomeExchange for about nine years and has exchanged homes with people all over the world dozens of times.
Respect for home and city
Moreover, according to Irene, it is generally not tourists who cause problems. “These are not the people who come to the city for one day. They usually stay longer.” Helene, who has used the platform twelve times in the past year and a half, agrees: “Home exchangers are not noisy tourists who cause a nuisance, they are people with respect for the house and the city in which they stay.”
“This particularly affects people with a small budget, who can no longer go on holiday”
Helene, HomeExchange user
Another drastic consequence of stricter compliance with the rules is that people who rent their house through a housing association are no longer allowed to exchange. “This particularly affects people with a small budget, who can no longer go on holiday,” says Helene. “Holiday rental and now also exchange is also prohibited in many homeowners’ associations. This new regulation therefore has an effect on many Amsterdam exchangers and people who want to visit Amsterdam.”
The two ways you can ‘exchange’ via HomeExchange:
1. The classic exchange
Two families exchange homes. This does not necessarily have to be on the same date.
2. ‘Exchange’ with so-called GuestPoints
Each member receives ‘GuestPoints’ upon registration. You can offer this to another member if you want to stay in that member’s home, but they are not interested in coming to your home. The other member can then use these points to stay in another home. In this case there is no direct exchange.
Petition
Another user, Niki, started a petition that has now been signed more than a thousand times. She also sent an email to Alderman Pels. In it she also refers to the non-commercial nature of home exchange. “The point system used by the municipality as an argument that some exchange sites use is incorrect,” the email further states. “These points cannot be exchanged for money and are only intended to enable more – including non-reciprocal – exchanges.”
The increased popularity of HomeExchange through 2022 and the expected increase for 2023 – AT5
The email also talks about ‘vulnerable and less wealthy Amsterdam residents’ who, according to Niki, will feel the consequences of stricter compliance with the rules. “For many, home exchange is the only option to broaden their horizons and refuel in a budget-friendly way. I have heard in several communities on Facebook that people can no longer go on holiday due to this arrangement, while this is essential for everyone’s well-being.”
“Amsterdam residents leave the city at the same time. This does not result in an unwanted influx of extra people”
Niki, initiator of petition
Standing up for the less fortunate
Furthermore, Niki believes that equating home exchange with holiday rentals such as Airbnb does not reduce the tourist pressure on the city. “With an exchange, tourists come to Amsterdam, but Amsterdam residents leave the city at the same time. It therefore does not result in an unwanted influx of additional people.”
Niki ends her email, which she sent to the councilor on Monday, with the request to cancel the arrangement immediately. “A red and social municipality in particular should support a non-commercial sharing initiative such as house exchange. And shouldn’t that same municipality stand up for the less fortunate in the city who can no longer go on holiday in this way?”
Councilor Pels’ spokesperson confirms that the email has been received in good order and that Niki will receive a response from the councilor in the near future.
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2023-09-22 05:02:26
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