Terminating a rental contract as a landlord in the Netherlands

Tenants of residential property in the Netherlands enjoy strong protection. As a landlord you cannot simply end a rental contract — not even when the contract "expires". Since the Fixed Rental Contracts Act (Wet vaste huurcontracten, July 2024), permanent contracts are the norm again.

Permanent contracts are the norm

Temporary contracts for general residential letting have been abolished. A temporary contract is now only allowed for specific groups (such as students from outside the region, tenants during urgent renovation works, or letting to your own children). If you sign a "temporary" contract outside those exceptions, it legally counts as a permanent contract.

Legal termination grounds

A permanent contract can only be terminated on the grounds listed in the law, including:

• Urgent personal use. You urgently need the property yourself (for instance to live in it). Selling does not count as urgent personal use.
• Bad tenancy. Structural non-payment, nuisance or damage — in practice this usually runs through dissolution by the court rather than termination.
• Refusing a reasonable new contract. For example after renovation.
• Implementation of a zoning plan.

Important: if the tenant does not agree to the termination in writing, only the court can end the tenancy. You can never evict a tenant yourself.

Interim letting (diplomat clause)

Going abroad temporarily, or planning to live in the property later? With an interim rental contract containing a diplomat clause you agree up front that you, as owner, will return to the property afterwards. This is one of the few routes where the end of the tenancy can be reliably arranged in advance — provided the clause is drafted correctly.

Notice periods and form

• Terminate by registered letter, stating the legal ground.
• The landlord's notice period is at least three months, plus one month per year of tenancy, up to a maximum of six months.
• "Sale does not break rent" (koop breekt geen huur): if you sell the property, the rental contract simply transfers to the new owner.

In short

Plan any termination far ahead, put everything in writing, and don't count on a contract ending "by itself". Track contract dates and notice periods — in Lentano you see contract dates per tenant at a glance.

Note: this is general information, not legal advice. Dutch tenancy law is strict — engage a lawyer for any concrete dispute.