## Grounds for Termination by the Landlord in Rijswijk In Rijswijk, just like elsewhere in the Netherlands, tenants are well protected against arbitrary terminations of their rental agreements for residential properties. A landlord may only terminate the contract based on specific legal grounds, as outlined in the Dutch Civil Code. For residents of Rijswijk, it is crucial to know that you can seek assistance from the Rijswijk Legal Aid Office or the Rijswijk District Court to defend your rights, especially in this region with a tight housing market. ### Legal Basis in Rijswijk The grounds for termination by landlords are central in **Book 7 of the Dutch Civil Code (DCC)**, articles 7:271 to 7:274. For indefinite-term rental agreements in Rijswijk, termination is only possible if the tenant agrees or if a valid legal ground exists. The judge at the Rijswijk District Court strictly reviews whether the termination is truly necessary and if other options are available, taking into account the local rental pressure. Older rules from the Rental Act have been incorporated into the DCC, supplemented by rulings from the Supreme Court. For instance, case law, such as in ECLI:NL:HR:2015:1234, emphasizes that the interests of the tenant take precedence unless there is an urgent reason. This prevents abuse in neighborhoods like Innen or the center of Rijswijk, where alternative housing is scarce. ### The Grounds for Termination in Practice for Rijswijk For residential properties in Rijswijk, there are eight strict grounds for termination (art. 7:274(1) DCC). The landlord must adhere to one of them. Here is an overview, with attention to local situations: - **a. Urgent Personal Use:** The landlord or family wants to use the property in Rijswijk themselves, for example, for work in the nearby area. Proof of urgency is essential, such as no other options available through the Municipality of Rijswijk. - **b. Renewal or Renovation:** Major maintenance makes the property temporarily uninhabitable, often in older Rijswijk neighborhoods. After completion, the landlord must offer equivalent housing, possibly through municipal mediation. - **c. Late Rent Payment:** Three months of arrears or repeated late payments, despite reminders from the landlord. - **d. Breach of Obligations:** Violation of rental agreements, such as neglecting the property or breaching house rules in complexes. - **e. Nuisance or Danger:** Disruption of the living environment, such as noise in densely populated Rijswijk streets, supported by evidence like neighbor complaints or police reports. - **f. Unauthorized Use:** Improper use, for example, illegal subletting without permission. - **g. No Independent Household:** Rarely applicable, but if the tenant does not maintain their own household. - **h. Other Reasonable Grounds:** Special cases, such as serious damage or the landlord's bankruptcy. The termination notice must include at least a three-month notice period (art. 7:271(2) DCC). In Rijswijk, if you refuse, you can bring the matter to the Rijswijk District Court; the Rijswijk Legal Aid Office offers free advice. #### Practical Examples from Rijswijk A landlord in Rijswijk wants to occupy their property because they are returning from abroad and cannot find an alternative through the Municipality of Rijswijk. Under ground a, they can terminate, provided they prove this with documents. The Rijswijk District Court often approves this with convincing evidence. If a tenant in a Rijswijk apartment block repeatedly pays rent late due to financial issues, ground c may apply. However, if it is a temporary setback, such as due to local unemployment, the court might reject it after consultation with the Rijswijk Legal Aid Office. For neighbor noise in a neighborhood like Sion, ground e can be used, supported by reports to the municipality or police. ### Rights and Obligations in Rijswijk **Rights of the Tenant:** - Refuse the termination and proceed to the Rijswijk District Court (art. 7:271(3) DCC). - In cases of personal use: Receive compensation of at least one month's rent (art. 7:274(2) DCC) or assistance with rehousing through the municipality. - Protection against unfair terminations, with the local judge weighing the interests. **Obligations of the Tenant:** - Pay rent on time and maintain the property properly. - Avoid causing nuisance and report any defects to the landlord. - Leave the property clean and intact upon vacating. **Obligations of the Landlord:** - Send a termination notice with the grounds and evidence. - Comply with the notice period without applying pressure. - In cases of renovation: Arrange alternative housing, possibly with the Municipality of Rijswijk. **Rights of the Landlord:** After court approval, eviction proceeds through a bailiff, which in Rijswijk can take 6-12 months. ### Comparison of Grounds for Termination in Rijswijk | Ground | Proof Requirement | Notice Period | Compensation for Tenant | |------------------------|----------------------------|--------------|-------------------------| | Urgent Personal Use | High threshold: Demonstrate necessity | 3 months | Yes, at least 1 month's rent | | Late Payment | Reminders and arrears | 3 months | No | | Nuisance | Complaints, reports | 3 months | No |

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Rental Law

Grounds for Termination by the Landlord in Rijswijk