Conditions for Housing Exchange with a Housing Corporation in Rotterdam
Housing exchange with a housing corporation enables tenants in Rotterdam to swap homes without terminating their rental agreements. This article outlines the conditions for exchanging social rental housing through Rotterdam housing corporations, focusing on legal rules, practical requirements, and potential challenges. It builds on our overview of Housing Exchange - Procedure and Conditions, with a focus on the local situation in the port city.
What is Housing Exchange with Housing Corporations in Rotterdam?
Housing exchange with housing corporations in Rotterdam describes the process where two tenants of social rental housing, managed by housing corporations, swap their homes. This is useful for Rotterdam residents seeking a better-suited property, such as more space for a growing family in the vibrant neighborhoods or a smaller home for seniors in the city. Unlike a regular move, the rental agreement remains intact and transfers to the exchange partner. Local housing corporations support this through platforms like WoonRuimte, but they impose strict requirements to safeguard the social housing market in Rotterdam and prevent misuse.
The exchange requires agreement from both tenants and the involved housing corporations. It falls under Dutch tenancy law and the Housing Act, aimed at ensuring fair allocation of limited social housing in Rotterdam. For example, a tenant in a two-bedroom apartment with Woonbron in Rotterdam-Zuid, whose family has expanded, might find an exchange partner with a three-bedroom home from another corporation who wants to downsize. After reviewing the rules, the exchange can proceed if both corporations approve, considering the busy Rotterdam housing market.
Legal Basis in Rotterdam
The conditions for housing exchange with housing corporations in Rotterdam are based on Book 7 of the Dutch Civil Code (BW), particularly Article 7:220 BW, which allows changes to rental agreements, such as exchanges, only with the landlord's approval. For social rental housing in Rotterdam, the Housing Act (Article 35 et seq.) also applies, regulating allocation and requiring housing corporations to prioritize urgent groups like first-time buyers or low-income families.
Rotterdam housing corporations often follow the Aedes model but adapt it to the local Housing Ordinance of the Municipality of Rotterdam. Relevant laws include:
- Article 7:266 BW: Transfer of tenancy rights, including in exchanges.
- Article 7:271 BW: Protection of landlords against unauthorized changes or subletting.
- Housing Ordinance of the Municipality of Rotterdam: Sets standards for suitable rent, such as an income limit of €44,035 for single persons in 2023, with additional focus on Rotterdam's priority list for social housing.
Practical Requirements for Housing Exchange in Rotterdam
For a successful exchange in Rotterdam, tenants must meet various criteria. These vary by housing corporation, but common conditions include:
- Tenant status: Both parties must be current tenants with a Rotterdam housing corporation and have lived in the property for at least six months (to discourage speculative behavior in the tight market).
- No arrears: Outstanding rent or service charges will block the exchange; housing corporations check this in their systems.
- Suitability of the property: The exchange property must match your household and budget, for example, no upgrading to an overly spacious unit for a single person with limited income.
- Approval from housing corporations: For exchanges between different corporations, all parties must agree, which in Rotterdam can sometimes take months due to administrative workload.
- Property inspection: The homes must be in acceptable technical condition; serious defects can halt the deal.
| Corporation | Minimum Tenancy Duration | Income Limit for Exchange | Platform |
|---|---|---|---|
| Woonbron (Rotterdam) | 6 months | €44,035 (2023) | WoonRuimte |
| Vestia (Rotterdam) | 1 year | Suitability standard | WoningNet |
| Trivire (Rotterdam) | 1 year | €47,699 (family) | WoonRuimte |
Rights and Obligations of Tenants in Rotterdam
In Rotterdam, as a tenant, you have the right to housing exchange if you meet the requirements; housing corporations cannot refuse this arbitrarily (Article 7:220 paragraph 2 BW). If a refusal is unreasonable, you can complain to the Rental Committee or escalate to the Rotterdam District Court. Obligations include:
- Providing full transparency about your income and living situation.
- Leaving the property clean and habitable upon transfer.
- Avoiding improper use, such as exchanging for profit (which is punishable under the Housing Act and local rules of the Municipality of Rotterdam).
Frequently Asked Questions
Can I exchange with a temporary contract?
No, housing exchange in Rotterdam is generally limited to permanent rental agreements to ensure stability in the social sector. Consult the Legal Aid Office in Rotterdam for your specific situation.