Grounds for Termination by Landlords in Rotterdam: When is it Allowed?

In Rotterdam, landlords cannot terminate a tenancy agreement arbitrarily; there must be valid grounds for termination, as laid down in Article 7:271 of the Dutch Civil Code (BW). Three main categories also apply here: urgent own use (e.g., for family), non-payment of rent (after summons), and disorderly conduct. For residential tenancies in neighbourhoods such as Delfshaven or Feijenoord, the landlord must prove that no reasonable alternative exists, taking into account the tight Rotterdam housing market. In cases of own use, the tenant receives priority for an alternative dwelling via the municipality or housing associations such as Woonbron. The Rotterdam court examines strictly: only about 20% of termination attempts succeed, partly due to local protection policies for urgent tenants. Procedure: written notice of termination with reason, followed by possible tenant consent or court proceedings before the Rotterdam subdistrict court (kantonrechter). Tenants with urgency status via Woonbedrijf or the municipality have additional protection against forced eviction. Example: a landlord in Rotterdam-South wishes to move in themselves after retirement – this qualifies as urgent own use provided it is proven with pension documents. For large-scale renovations in the port neighbourhood, temporary termination applies with a rehousing obligation. Landlords risk damage claims for wrongful termination, plus fines under the Rotterdam Housing Ordinance (Huisvestingsverordening). Tenants can claim a penalty payment for non-compliance. These grounds balance interests in the bustling port city and prevent arbitrariness on the overheated market. (248 words)