Statutory grounds for termination of rental agreements in Den Haag
In Dutch tenancy law, statutory grounds for termination of rental agreements refer to the specific reasons on which a landlord may terminate a rental agreement for residential property. These rules, outlined in the law, protect tenants in Den Haag from arbitrary evictions, particularly in a city with a tight housing market like ours. Without a valid ground, a landlord cannot simply end the tenancy, aligning with the strong tenant protections in place. This article explores these grounds in detail, including examples from local practices in Den Haag and tips for tenants here.
Definition and explanation of statutory grounds for termination in Den Haag
The statutory grounds for termination of rental agreements describe the limited situations in which a landlord can unilaterally end a rental contract for residential property. This primarily applies to standard rental housing in Den Haag and not to room rentals or temporary agreements, unless specified otherwise by law. In a city like Den Haag, where affordable housing is scarce, the law restricts these grounds to ensure tenant stability. The landlord must provide notice in writing, and tenants can challenge it at the Rechtbank Den Haag.
These grounds balance the interests of landlords and tenants. For instance, a landlord may terminate if they need the property for personal use, but only under strict conditions. This article complements our overview of tenant protection in Den Haag, which covers cases where termination is not allowed.
Legal basis for Den Haag
The statutory grounds for termination are set out in Book 7 of the Dutch Civil Code (BW), specifically Article 7:271 BW, which lists eight grounds for terminating residential tenancies. This law prevents abuse and has been strengthened, for example, through the Good Landlordship Act (2019), which is strictly enforced in Den Haag by the local municipality.
- Article 7:271 paragraph 1 BW: The tenancy does not automatically end upon expiry of the term unless agreed by the parties. Termination requires one of the specified grounds.
- Article 7:273 BW: Establishes the termination procedure, including a minimum notice period of three months.
- Article 7:274 BW: Gives tenants the right to object at the district court of the Rechtbank Den Haag within three months of the notice.
For rooms or temporary rentals in Den Haag, such as student housing, exceptions apply, for example under Article 7:232 BW for deregulated sectors. Contact the Juridisch Loket Den Haag or a local lawyer for personalized advice.
The eight statutory grounds in detail for tenants in Den Haag
We explain the eight grounds from Article 7:271 BW. Each ground requires proof from the landlord, and the district court in Den Haag assesses whether the termination is fair, taking local circumstances into account.
Urgent reason due to tenant behavior (art. 7:271 lid 1 under a)
Termination is possible if the tenant misuses the property, such as causing nuisance in a Den Haag neighborhood or damaging the building. This qualifies as an 'urgent reason'.
Rent arrears (art. 7:271 lid 1 under b)
If the tenant has arrears of three months or more in rent, despite reminders, the landlord can act – a common issue in Den Haag due to rising costs.
Alternative suitable housing offered (art. 7:271 lid 1 under c)
The landlord offers comparable housing in Den Haag or the surrounding area, which the tenant must reasonably accept.
Landlord needs the property for personal use (art. 7:271 lid 1 under d)
If the landlord, family, or close relatives need the property for occupancy, with evidence such as no alternative available in the Den Haag region.
Property is unfit and not repairable (art. 7:271 lid 1 under e)
The property is uninhabitable and repairs are not feasible or too costly, for example, due to outdated buildings in Den Haag.
Renovation or remodeling (art. 7:271 lid 1 under f)
For major renovations that make occupancy temporarily impossible, such as energy upgrades in Den Haag neighborhoods. Tenants often receive compensation.
Serious breach of obligations (art. 7:271 lid 1 under g)
Repeated violations of rental rules by the tenant, despite warnings from the landlord or the Municipality of Den Haag.
Other urgent reasons (art. 7:271 lid 1 under h)
This includes situations like the landlord's bankruptcy or forced sale, relevant in the dynamic real estate market of Den Haag.
Practical examples from Den Haag
For instance, a tenant in the Schilderswijk causes ongoing nuisance with noise, despite reports to the Municipality of Den Haag. The landlord can terminate based on urgent reason (ground a), supported by neighbor testimonies or police reports.
Another example: A landlord in Den Haag wants to move into their apartment upon retirement because their current home is too large. They must prove no alternative exists, or the Rechtbank Den Haag may reject the termination. In a recent Supreme Court ruling from 2022, 'family use' was limited; distant relatives do not count.
For renovations (ground f), such as in Den Haag complexes for sustainability projects, the landlord often provides temporary housing and relocation costs through local schemes.
Rights and obligations of tenants and landlords in Den Haag
Rights of the tenant:
- Submit an objection to the district court of the Rechtbank Den Haag within three months (art. 7:274 BW).
- No termination without a valid ground; full tenant protection in the city.
- For personal use: Compensation if the landlord does not move in.
Obligations of the tenant:
- Pay rent on time to avoid forced termination.
- Maintain the property and avoid causing nuisance in Den Haag neighborhoods.
- Respond to termination notices and relocate within the specified period if required.
Obligations of the landlord:
- Provide termination in writing with the reason and at least a three-month notice period.
- Provide evidence for the stated ground.
- Offer alternative housing, if relevant, in Den Haag.
For advice on your situation in Den Haag, contact the Juridisch Loket Den Haag or the Rental Committee.
Veelgestelde vragen
Wat is mijn retourrecht?
Bij online aankopen heb je 14 dagen retourrecht zonder opgaaf van reden, tenzij de wettelijke uitzonderingen gelden.
Hoe lang geldt de wettelijke garantie?
Goederen moeten minimaal 2 jaar meewerken. Defecten die binnen 6 maanden ontstaan worden verondersteld al aanwezig te zijn.
Kan ik rente eisen over schulden?
Ja, je kunt wettelijke rente eisen (momenteel ongeveer 8% per jaar) over het openstaande bedrag.
Wat kan ik doen tegen oneerlijke handelspraktijken?
Je kunt klacht indienen bij de consumentenbond, de overheid of naar de rechter gaan.
Wat is een kredietovereenkomst?
Een kredietovereenkomst regelt hoe je geld leent, wat de rente is, en hoe je dit terugbetaalt.