Rent protection in the Netherlands: when can a landlord end your lease?

A tenant of residential accommodation in the Netherlands enjoys rent protection (huurbescherming) by operation of law. In practice this means a landlord cannot simply end the lease: notice is valid only on one of the grounds the law exhaustively lists in Article 7:274 of the Dutch Civil Code (Burgerlijk Wetboek, BW), and even then the tenancy continues until the tenant agrees or a court ends it. Co-tenants and lawfully accepted subtenants share in that protection.

What counts as living space?

Rent protection only applies if the rented property qualifies as living space (woonruimte). According to Article 7:233 BW, living space is a built immovable property rented out as an independent or non-self-contained dwelling, a caravan, or a pitch intended for permanent residence. No further distinction is made between independent and non-self-contained accommodation for the purposes of rent protection.

The concept also includes immovable appurtenances: facilities that by their nature are inextricably linked to the home, caravan or pitch, or that are part of it under the rental agreement. In a block of flats, this may include the stairwell, galleries and corridors, as well as central installations, if the agreement designates them as spaces without a public character.

There is no living space within the meaning of Article 7:233 BW if it concerns:

• short-term use of living space, such as a holiday home or an exchange house. The short duration refers to the nature of the use, not the agreed term;
• a dependent living space, rented out together with commercial space. The home then follows the legal regime for the business space, not the rules for housing;
• a houseboat itself, which Dutch law treats as a ship rather than living space. Since 1 July 2022, however, renting a mooring (ligplaats) for a houseboat is protected as living space under Article 7:236a BW.

What determines whether a rent is reasonable?

Tenants of regulated (social) housing benefit from rent price protection. The following starting points apply:

• the rent must be in reasonable proportion to the quality of the dwelling, including its location, as measured under the housing valuation system (woningwaarderingsstelsel, WWS);
• the tenant can have the Rent Committee (Huurcommissie) assess the initial rent, in principle within six months of the start of the lease. The Rent Committee’s decision is binding but can still be submitted to the Subdistrict Court for review;
• the landlord cannot increase the rent without limit: a maximum annual percentage applies, set by the minister each year;
• these statutory provisions on rent protection are mandatory law: a landlord cannot deviate from them in the lease agreement to the detriment of the tenant.

Since the Affordable Rent Act (Wet betaalbare huur), in force since 1 July 2024, the housing valuation system is binding up to 186 points, not only for social housing. Rental homes now fall into three segments based on their WWS score: social housing (up to 143 points), mid-market rental housing (144 to 186 points), and the free sector (187 points and above, where rent remains freely negotiable). The price limit for each segment is adjusted every year. A tenant whose home scores 186 points or fewer can ask the Rent Committee to test the rent against the applicable maximum, also during an existing tenancy. The minister also sets a separate maximum annual rent increase for each segment, which differs between social, mid-range and free-sector housing.

Can a landlord simply end the tenancy?

For protection against termination, the law does not distinguish between social, mid-range or free-sector housing: every tenant of living space is, in principle, automatically protected against termination. Several rules work together to achieve that:

• notice by the landlord does not by itself end the tenancy, per Article 7:272 BW. The landlord must first try to end the lease by mutual agreement. If the tenant does not agree, the notice does not end the rental agreement: it continues, and the landlord must ask the Subdistrict Court to terminate it. The lease then ends only once the court has given an irrevocable decision on that claim.
• the landlord must give proper notice and state a ground, per Article 7:271 BW. The landlord must observe a notice period of at least three months, increased by one month for every year the tenant has lived in the property, up to a maximum of six months. A tenant giving notice only has to observe a notice period of one to three months. Alongside the notice period, stating a ground is an essential formality. The landlord must rely on one of the grounds for termination listed in Article 7:274, paragraph 1, BW:

1. the tenant has not behaved as a good tenant should;
2. it concerns a temporary tenancy that qualifies for one of the statutory exceptions (see below) and meets the notice conditions that go with it;
3. the landlord urgently needs the rented property for personal use, and the tenant can obtain other suitable housing;
4. the tenant does not agree to a reasonable offer to enter into a new rental agreement;
5. the landlord wants to give the rented property a use it has under the applicable environment plan (omgevingsplan);
6. it concerns a dependent living space that forms part of the landlord’s own main residence, and the landlord’s interest in ending the tenancy outweighs the tenant’s interest in continuing it.

• a court may only end the tenancy on one of the grounds in Article 7:274, paragraph 1, BW. These grounds are exhaustive: in court proceedings, termination on any other ground is not possible. If one of the grounds is made out, the court must in principle grant the landlord’s claim, without a further, separate weighing of interests. An exception applies to the urgent-personal-use ground, where the tenant’s ability to find alternative housing is part of the test. When the claim is granted, the court also sets the date for vacating the property.

How did temporary tenancies change?

The legislator introduced the Housing Market Transfer Act (Wet doorstroming huurmarkt 2015) on 1 July 2016, which made it possible to let self-contained housing for up to two years, and non-self-contained housing for up to five years, without rent protection: the tenancy then ended by operation of law at the end of the term, without the landlord having to give notice.

That approach has since been reversed. Since 1 July 2024, the Fixed Tenancies Act (Wet vaste huurcontracten) has made an indefinite-term tenancy the standard again. A landlord may only offer a temporary tenancy of up to two years in specific, limited situations, such as: student housing for a tenant who will study elsewhere temporarily, housing during urgent renovation of the tenant’s own home, housing for tenants moving on from a shelter or an acute social emergency, a second chance for a tenant whose previous tenancy ended for serious nuisance or by mutual agreement, a surviving household member who cannot invoke the usual succession rules of Article 7:268 BW, or separated parents who want to stay close to their children. Outside these situations, a residential tenancy now again continues indefinitely until the landlord relies on one of the grounds in Article 7:274 BW.

How security of tenure works after the return to indefinite-term contracts is set out in our article on open-ended rental contracts.

What should you check as a tenant?

Check your contract and your rent as soon as you move in. The six-month period for the Rent Committee’s initial rent test runs from the start of the lease.

• Is your contract temporary, and does it fall within one of the exceptions of the Fixed Tenancies Act? If not, it is indefinite by law.
• How many WWS points does your home score? Up to 186 points the Rent Committee can test the rent.
• Does a notice from the landlord state one of the grounds of Article 7:274 BW and the correct notice period of three to six months?
• You do not have to agree to a notice: if you do not consent in writing within six weeks, the landlord must go to court (Article 7:272 BW).

What should you check as a landlord?

Check the ground and the formalities before you give notice. A notice without a statutory ground does not end the tenancy (Article 7:271 BW).

• Which ground of Article 7:274(1) BW applies, and can you prove it?
• Is the notice period correct: three months plus one month per year of tenancy, up to six months?
• Is the rent within the maximum for the WWS segment of the home, and is the annual increase within the statutory cap?
• If you want a temporary contract, does the situation fall within one of the statutory exceptions?

What can we do for you with rent protection?

Our tenancy lawyers advise tenants and landlords on residential leases.

• We review your lease and tell you whether rent protection applies.
• We check a notice of termination against Articles 7:271 and 7:274 BW.
• We prepare a request to the Rent Committee (Huurcommissie) to test the rent.
• We conduct or defend termination proceedings before the subdistrict court (kantonrechter).

Summary

• Rent protection applies once a property qualifies as living space under Article 7:233 BW; holiday lets, dependent housing and houseboats themselves fall outside it.
• Tenants of regulated housing can have the initial rent, and the ongoing rent up to 186 WWS points, tested by the Rent Committee under the Affordable Rent Act.
• A landlord cannot end a tenancy by notice alone: without agreement, only a court can end it, and only on one of the exhaustive grounds in Article 7:274 BW.
• Since the Fixed Tenancies Act of 1 July 2024, temporary contracts without rent protection are the exception, not the rule.

Frequently asked questions