Rent Reduction After Completion of Renovation Works in Rijswijk

Following the completion of large-scale renovation works under the 70% regulation in Rijswijk, tenants are entitled to a rent reduction if the works result in a decrease in property value or defects, as frequently observed in older neighborhoods such as Remmerden or the city center. Article 7:243 of the Dutch Civil Code (BW) stipulates that judicial assessment of quality improvements may lead to an adjustment of the rent. In Rijswijk, where the municipality strictly monitors housing quality through the Woningbouwvereniging Rijswijk (Rijswijk Housing Association) and local energy programs, tenants may demand a reduction of up to 40% of the investment costs in cases of insufficient Energy Performance Certificate (EPC) improvement or unfulfilled promises regarding insulation. The Rent Tribunal calculates this based on the 'housing valuation table,' taking into account Rijswijk’s real estate standards. Practical examples from Rijswijk demonstrate that, in cases of post-renovation leaks in apartment buildings on Godfried Bomanslaan or substandard ventilation in Sion, successful claims have resulted in rent reductions of 10-25%. Tenants must provide measurements from independent agencies such as TNO and initiate proceedings with the subdistrict court in The Hague within a reasonable timeframe. Landlords risk fines from the municipality of Rijswijk for non-compliance. Combining this with the Good Landlordship Act and local consultation meetings can apply additional pressure on housing corporations such as Vidomes.