Tenancy Lawyer in the Netherlands

Law & More advises tenants and landlords in the Netherlands on residential and commercial leases: rent, defects, termination, arrears and eviction. We act for private tenants, international tenants, landlords and companies leasing business premises, in negotiations and before the civil court and the Rent Tribunal, in Dutch and English. The first step is a free introductory meeting in which we review the lease and the correspondence.

Clients rate Law & More 9.6 out of 10 on Klantenvertellen, the Dutch review platform (81 reviews, as of October 2026).

What can a tenancy lawyer in the Netherlands help you with?

• a landlord who wants to end your tenancy, or a tenant who will not leave;
• a rent increase or a rent level you think is too high; see rent increases;
• defects and maintenance the landlord does not repair;
• deposits and service charges; see deposits and service charges;
• a temporary or open-ended rental contract; see open-ended rental contracts;
• arrears, nuisance and eviction;
• drafting or reviewing a lease for a shop, restaurant, office or warehouse.

How well protected is a residential tenant?

A tenant of independent living space has security of tenure: the landlord can only give notice on the statutory grounds of Article 7:274 of the Dutch Civil Code, and if the tenant does not agree, the landlord must go to court. This protection cannot be contracted away.

Since the Fixed Tenancy Contracts Act entered into force on 1 July 2024, an open-ended contract is again the norm for independent living space; temporary contracts are only permitted in a limited number of defined situations. Sale of the property is not in itself a ground for termination: the buyer steps into the landlord's shoes and the tenancy continues on the same terms. More on tenant rights in the Netherlands.

Is your rent lawful?

For a large part of the rental stock the maximum lawful rent follows from the points system, which the Affordable Rent Act extended to the mid-market segment. Disputes about rent level, service charges and maintenance in the regulated and mid-market segments can be put to the Rent Tribunal (Huurcommissie).

The maximum rent then follows from the quality of the property rather than from what the market will bear. Both the rent level and an increase can be put to the Rent Tribunal. Time limits are short, so check the date on the landlord's letter first. Background is in our article on the Affordable Rent Act.

What can you do about defects?

A defect is anything that deprives the tenant of the enjoyment he may expect (Article 7:204 of the Dutch Civil Code). The landlord must repair it on request (Article 7:206), and for as long as a serious defect persists the tenant can ask for a rent reduction (Article 7:207).

Report a defect in writing and keep photographs and correspondence. If the landlord does not repair it, you can ask for a rent reduction for the period the defect lasts. For regulated and mid-market housing the Rent Tribunal is the quickest route; otherwise the subdistrict court decides.

Which rules apply to business premises?

Retail and hospitality space falls under Article 7:290 of the Dutch Civil Code: leases run for five years plus five, and the tenant has substantial protection on termination. Offices, warehouses and practice space fall under Article 7:230a, where protection is limited to a postponement of the obligation to vacate.

Under Article 7:230a the court can extend that postponement by a maximum of three years in total. Which regime applies is decided by the actual use of the premises, not by the label in the contract. That single question often determines the value of a lease, so settle it before signing rather than after notice has been given. See the difference between 7:290 and 7:230a premises and the ROZ model lease.

When may a landlord evict a tenant?

Only after a judgment and through a bailiff. A landlord may never evict on his own authority: changing the locks or removing a tenant's belongings is unlawful, whatever the arrears.

In summary proceedings the court will only grant eviction where the breach is serious enough to justify it. A judgment in summary proceedings can sometimes be obtained within weeks; a case on the merits takes considerably longer. Which route fits depends on the ground and on the facts, and we tell you that at the outset.

How does working with Law & More work?

1. Introductory meeting: you send the lease and the correspondence and we discuss where you stand, free of charge.
2. Advice and cost estimate: we assess the applicable regime, the realistic options and the expected costs.
3. Negotiation: we set out your position to the other party and negotiate on rent, repairs, termination or a settlement.
4. Proceedings or completion: we conduct proceedings before the subdistrict court or the Rent Tribunal, or record the agreement in writing.

What does a tenancy lawyer cost?

The introductory meeting is free of charge. After that we work on an hourly basis, and we agree the rate and the expected effort with you in advance.

• Lawyer: 250 to 350 euros per hour, excluding VAT.
• Partner: 300 to 400 euros per hour, excluding VAT.
• One-off advice meeting without further assistance: 300 euros including VAT.

Law & More does not work on legal aid (toevoeging). Legal aid exists through the Legal Aid Board (Raad voor Rechtsbijstand), but we do not work on that basis. External costs such as court fees (griffierecht), Rent Tribunal fees and bailiff's fees are charged separately.

Who handles your case?

Your case is handled by Ruby van Kersbergen. You can read more about their background on our team page.

Which related services may be relevant?

Your question may touch on other areas as well. These pages explain how we can help.

• Construction lawyer

Frequently asked questions

Can my landlord end my tenancy because he wants to sell the house?

Sale in itself is not a ground for termination of a residential tenancy. The sale does not break the lease: the buyer steps into the landlord's shoes and the tenancy continues on the same terms. The landlord can only give notice on one of the grounds in Article 7:274 of the Dutch Civil Code.

My rent was increased. Can I challenge it?

In the regulated and mid-market segments the maximum rent follows from the points system, and both the level and the increase can be put to the Rent Tribunal. Time limits are short, so it is worth checking the date on the letter first and acting before the period expires.

I rent an office. Do I have the same protection as a shop?

No. Offices fall under Article 7:230a, which gives a postponement of the obligation to vacate rather than a right to continue the lease. Shops and hospitality premises fall under Article 7:290 and are protected far more strongly. The actual use of the premises decides which regime applies.

The landlord will not repair a serious defect. What can I do?

You can demand repair and, if the defect seriously reduces the enjoyment of the property, ask for a reduction of the rent for the period it lasts. For regulated and mid-market housing the Rent Tribunal is the quickest route. Report the defect in writing and keep evidence.

How long does an eviction procedure take?

That depends on the ground and on whether summary proceedings are appropriate. A judgment in summary proceedings can sometimes be obtained within weeks; a case on the merits takes considerably longer. We will say at the outset which route fits the facts.

In doubt about your position? Book a free introductory meeting. In that meeting we discuss whether we can help and what it costs. Use our contact form, call +31 40 369 06 80.

Law & More, Marconilaan 13, 5612 HM Eindhoven (+31 40 369 06 80) and visiting location Pietersbergweg 291, 1105 BM Amsterdam (+31 20 369 71 21). Available Monday to Friday 08:00-22:00, Saturday and Sunday 09:00-17:00.

This page provides general information and does not replace advice on your specific situation.