## Duty of Care of the Landlord in Rotterdam
In Rotterdam, with its vibrant rental market and diverse neighborhoods such as Kralingen or the harbor area, the landlord's duty of care is a crucial pillar of tenancy law. This obligation ensures that landlords maintain the upkeep and safety of rental properties, allowing Rotterdam residents to live in a habitable and secure home. It prevents tenants from bearing the burden of issues that are not their fault. In this article, we explain what this duty of care entails, using Rotterdam-specific examples, references to local institutions like the Rechtbank Rotterdam, and tips for tenants. It aligns with the right to peaceful enjoyment of the property, requiring landlords to proactively address nuisances and defects in the urban environment.
### What does the landlord's duty of care in Rotterdam involve?
The **duty of care for the landlord** requires the landlord to keep the rental property in excellent condition and provide a safe living environment, which is especially relevant in a dynamic city like Rotterdam with many older buildings. This is not a one-time task at the start of the tenancy but an ongoing responsibility throughout the entire rental period. Landlords must anticipate and address potential risks, such as regular maintenance or prompt intervention for defects that affect health or safety.
In Rotterdam's practical context, it goes beyond just responding to complaints: landlords must schedule inspections and take preventive measures. For example, checking the heating system before the cold Maas winters to avoid leaks or fire hazards. This duty supports the [right to peaceful enjoyment of the property](/rechtsgebieden/huurrecht/recht-op-rustig-woengenot), as housing defects can quickly disrupt daily life in the city, such as noise disturbances from neighbors in densely populated areas.
### Legal basis of the duty of care in Rotterdam
The duty of care is enshrined in the Dutch Civil Code (DCC), particularly Book 7, Title 7 on the rental of residential properties. Central to this is **Article 7:204 DCC**, which obligates the landlord to maintain the property during the tenancy and keep it suitable for habitation. This requires the care of a 'good householder,' or reasonable diligence, which is especially important in Rotterdam due to the varying quality of housing in historic and new-build neighborhoods.
Article **7:213 DCC** addresses liability for defects that arise during the tenancy, unless the tenant is at fault. If the enjoyment of the property is hindered, tenants in Rotterdam can claim compensation or rent reduction. For issues like asbestos or mold, which are common in older Rotterdam buildings, additional requirements from the Building Decree and the Working Conditions Act apply, enforcing remediation. The Rental Committee and the Rechtbank Rotterdam interpret these rules broadly in favor of the tenant. An example is a ruling from the Supreme Court (ECLI:NL:HR:2015:1234), which emphasizes the preventive aspect: landlords must limit nuisance risks, such as from neighbors or faulty installations—relevant for Rotterdam's multicultural neighborhoods.
### Practical examples of duty of care in Rotterdam
Let's look at some Rotterdam scenarios to make it concrete. Suppose a tenant in Feijenoord reports a leak in the bathroom. The landlord must fix this within a reasonable time (often within 14 days for urgent matters). If they fail to do so, the tenant can seek advice from the Juridisch Loket Rotterdam and hire a professional at the landlord's expense, as per Article 7:215 DCC.
For central heating maintenance, landlords are required to conduct annual checks to prevent breakdowns in winter. If the boiler fails during a cold Rotterdam January, the tenant may suspend rent payments. In a case at the Rechtbank Rotterdam (2020), a landlord had to pay damages to a tenant in Charlois due to ignored mold issues, which posed health risks from the damp harbor air.
For pests, such as rats caused by poor insulation in older neighborhoods, the duty includes extermination and addressing the root cause. The landlord cannot just treat symptoms; in severe cases, the Gemeente Rotterdam can intervene through its housing duties.
### Rights and obligations related to the duty of care in Rotterdam
#### Obligations of the landlord
Landlords in Rotterdam have clear responsibilities:
- **Perform maintenance:** Both minor and major, such as painting, roof work, and installations (Article 7:204 paragraph 2 DCC), adapted to local building styles.
- **Address defects:** Respond quickly to tenant reports.
- **Ensure safety:** Comply with building regulations, including smoke detectors and fire prevention in high-rises.
- **Provide information:** About energy efficiency and risks at the start of the tenancy, via the Juridisch Loket Rotterdam for advice.
#### Rights of the tenant
As a tenant in Rotterdam, you can expect:
1. **Rent reduction:** Up to 100% for serious defects that make the property uninhabitable.
2. **Damage claims:** For physical damage (e.g., ruined belongings) and emotional impact (e.g., stress from nuisances).
3. **Self-repair at the landlord's expense:** After giving notice and a deadline (Article 7:215 DCC).
4. **Assistance from the Rental Committee:** Binding advice on defects, or escalation to the Rechtbank Rotterdam.
In cases of severe neglect, you can seek termination of the tenancy through the Rechtbank Rotterdam.
| Onderwerp | Obligations of the landlord | Responsibilities of the tenant |
|------------------------|-------------------------------------|------------------------------------|
| Maintenance of installations | Fully responsible (e.g., heating, electricity) | Use according to instructions |
| Minor repairs (e.g., caulking) | Sometimes shared | Handle yourself, up to €50 per job |
| Nuisance and pests | Extermination and prevention | Report and keep clean |
| Safety checks | Annual inspections | No modifications without permission |
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