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Eviction and Home Peace: Landlords' Rights in Case of Rent Arrears

Eviction procedure for rent arrears: bailiff and court mandatory. Landlords may not resort to self-help, otherwise breach of home peace. Step-by-step guide and pitfalls.

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Landlord vs. Tenant: Eviction without Breach of Home Peace

In case of rent arrears, a landlord may evict, but may not commit a breach of home peace themselves. Strict rules via bailiff and court prevent self-justice.

Steps for Eviction

  1. Repeated reminders for rent arrears.
  2. Summons to the district court.
  3. Summary proceedings: immediate eviction order.
  4. Bailiff with police: the only permitted 'entry'.

What Is Not Allowed

  • Replacing locks oneself.
  • Putting out the tenant's belongings.
  • Disconnecting utilities.

Article 7:231 of the Dutch Civil Code prohibits landlords from self-help. Violation: punishable as breach of home peace plus damages claim. The Rent Tribunal may suspend rent in case of forced eviction. In 2023, the District Court of Utrecht dismissed 40% of misconduct claims due to procedural errors.

Tenants: pay the rent, landlords: follow the law. This way you avoid lawsuits.

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