Tenants' Rights in Case of Renovation or Reconstruction in Rotterdam

In Rotterdam, with its iconic flat neighbourhoods such as in Rotterdam-South and the high-rise in Kralingen, landlords may terminate for temporary eviction in the event of renovation or reconstruction, but tenants in the port city have strong rights. According to Article 7:220 of the Dutch Civil Code (BW), the landlord must provide alternative accommodation, such as temporary rental housing in Rotterdam-West, or pay compensation. Cost sharing: during the works, the tenant does not pay full rent; in Rotterdam housing association properties, an additional discount often applies via the local Rent Tribunal (Huurcommissie). Procedure: written notice with a detailed renovation plan, at least three months' notice period – for large projects such as the renewal of the Lijnbaan neighbourhood, this must comply with Rotterdam's aesthetic rules (welstandsregels). The tenant may refuse if the renovation is not necessary; the court assesses reasonableness, taking into account the tight housing market in Rotterdam. Example: renovation of a flat block in Feijenoord – tenants receive temporary housing in IJsselmonde or two months' rent reduction plus moving cost compensation. Upon completion: right of return at the old rent price, unless agreement to an increase. In case of demolition, such as old harbour buildings, a transition compensation is mandatory, often supplemented by Rotterdam's Housing Care Plan (Woonzorgplan). Tenants with medical necessity, common in neighbourhoods like Delfshaven, regularly block terminations. Local organisations such as Huurteam Rotterdam and Woonbond offer free advice at neighbourhood level. These rules prevent forced relocation without compensation and encourage maintenance in the Maasstad. Check the renovation plan for feasibility and have it reviewed by the Rotterdam tenant teams. (248 words)