The Social Housing Sector in Den Haag
In Den Haag, the social housing sector provides affordable rental homes through housing associations such as Haag Wonen and Vestia. This sector targets residents with modest incomes and enforces regulated rental prices to ensure accessible housing. For residents of Den Haag, it is an essential part of local housing policy, with rules that promote fair distribution in a city with high demand for affordable options.
What is the Social Housing Sector in Den Haag?
The social housing sector includes rental properties with a base rent below the liberalisation threshold. This threshold is adjusted annually and stands at €879.66 per month for 2024 (it was €808.06 in 2023). In Den Haag, these homes are primarily rented by non-profit housing associations, which prioritize vulnerable groups such as young families, seniors, and low-income households. The Municipality of Den Haag collaborates with these associations to align allocations with local needs.
The goal is to guarantee affordable living space for Den Haag residents who cannot afford to buy or are financially constrained. Unlike the private sector, where prices are unrestricted, this sector imposes strict limits on rent increases and selection criteria. In the Den Haag region, the sector accounts for around 2.3 million homes nationwide, but locally it represents a significant share of the rental market, with a focus on neighborhoods like Schilderswijk and Transvaal.
Legal Basis of the Social Housing Sector
The social housing sector is governed by laws such as the Rent Act (Book 7 of the Dutch Civil Code, articles 231 to 246) and the Housing Act (articles 1 to 112). The Rent Act establishes the liberalisation threshold and protects tenants from excessive increases. Article 7:247 of the Civil Code links the maximum rent increase to inflation and the points system.
The Housing Act requires housing associations in Den Haag to allocate homes to households with suitable incomes (up to €47,699 for a single person in 2024, as per the Housing Corporations Act). The Empty Properties Act applies to temporary rentals but is limited in the social sector. The Housing Authority oversees compliance, while locally, the Education Inspectorate and the Municipality of Den Haag monitor associations for adherence.
Central to this is the points system (Article 7:236 of the Civil Code), which calculates rent based on factors like size, location, and amenities, ensuring objectivity in a city like Den Haag with diverse neighborhood characteristics.
Practical Examples from the Social Housing Sector in Den Haag
Suppose you are a single parent with an average income seeking a home in Den Haag. Through an association like Haag Wonen, you can register via WoningNet. After a waiting period of several years, you might be offered a three-bedroom apartment in Zuiderpark for €650 per month, well below the liberalisation threshold. The association checks your income and gives priority based on your circumstances.
Another example: A retired couple in Den Haag rents an adapted senior home for €550. If a proposed rent increase of 3% is suggested (in line with regulations), the landlord must notify it in writing and keep it within legal limits. If you disagree, you can file an objection with the Rent Assessment Committee or seek advice from the Legal Aid Office in Den Haag.
During crises like the COVID-19 pandemic, rules were relaxed: Residents in the social sector in Den Haag received rent payment extensions, and associations were required to be lenient with income losses. This highlights the protective role of the sector for local tenants.
Rights and Obligations in the Social Housing Sector
Rights of the tenant:
- Protection against eviction: The landlord cannot terminate the lease without valid reasons, such as non-payment or personal use (Article 7:271 of the Civil Code).
- Limited rent increases: A maximum of 3-5% per year (depending on property type), as set by the minister.
- Right to maintenance: The landlord must keep the property habitable (Article 7:242 of the Civil Code).
- Access to the Rent Assessment Committee for disputes over price or defects; locally, you can start with the Legal Aid Office in Den Haag.
Obligations of the tenant:
- Pay rent on time; failure may result in warnings and possible termination.
- Keep the property clean and avoid causing disturbances in the neighborhood.
- Cooperate with income checks for allocation or increases.
- Leave the property empty and in good condition upon departure or death.
For landlords such as housing associations, requirements include providing affordable options and clear criteria. Violations can lead to sanctions; in Den Haag, the District Court of Den Haag can intervene in disputes.
Comparison with the Private Sector
| Aspect | Social Housing Sector | Private Sector |
|---|---|---|
| Rent Price | Regulated (below liberalisation threshold) | Freely determined (above threshold) |
| Rent Increase | Limited by law | Once per year, up to 5% plus inflation |
| Tenant Protection | High (via Rent Assessment Committee) | Moderate (less regulation) |
| Allocation | Income-dependent | Freely available |
This article highlights the liberalisation threshold between social housing and the private sector. For rental disputes, read our piece on the Rent Assessment Committee. In Den Haag, consult the Municipality of Den Haag for local support.
Frequently Asked Questions about the Social Housing Sector
Can I easily get a social housing unit?
No, you must register with a local housing association or platform like WoningNet. Priority is given to urgent cases, such as through the Municipality of Den Haag for emergency allocations.