Termination of Rental Agreement by Landlord in Rotterdam: Differences with Dissolution

In Rotterdam, with its busy housing market and iconic harbour properties, termination of a rental agreement (article 7:271 DCC) fundamentally differs from dissolution. With termination, the tenancy ends orderly after the statutory notice period, whereas dissolution is an abrupt termination due to tenant's default. Landlords in neighbourhoods such as Delfshaven or Kralingen must demonstrate an urgent reason, taking into account the strict Rotterdam tenant protection.

Grounds for Termination and Procedure in Rotterdam

Important grounds for termination include renovation – often necessary for ageing properties along the Meuse – own use by the landlord, or serious neglect. Specifically in Rotterdam, the municipality may be involved in large-scale renovations in areas such as Rotterdam-South via the Housing Vision. The tenant has six months to consider agreeing. Upon refusal, proceedings follow at the Rotterdam cantonal court, where judges pay extra attention to the tight rental market. Unlike dissolution, no default by the tenant is required.

Rights of the Tenant in Rotterdam

As a tenant in Rotterdam, you may challenge the termination on grounds of reasonableness and fairness, supported by local rent teams such as Rent Team Rotterdam. In case of forced departure, you are entitled to compensation, often higher due to urban pressure. Temporary termination is possible for repair works, for example on historic properties in the Old West. The municipality sometimes offers alternative housing via Woonbron or other housing associations.

Key point: termination is a voluntary, planned step, whereas dissolution is purely forced. Always consult the Rotterdam cantonal court or the Legal Counter for specific advice.