Grounds for Termination by Landlords in Zoetermeer: When Is It Allowed?

In Zoetermeer, landlords cannot terminate a tenancy agreement at will; 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 locally: urgent own use (e.g., for family), non-payment of rent (after summons), and disorderly conduct. For residential tenancies in neighbourhoods such as Rokkeveen or Seghwaert, the landlord must prove that no reasonable alternative exists, taking into account the tight housing market in Zoetermeer. In cases of own use, the tenant receives priority for an alternative dwelling via the municipality or housing associations such as Vidomes. The court examines strictly: only about 20% of termination attempts succeed, partly due to local tenant protection. Procedure: written notice of termination stating the reason, followed by possible tenant consent or court proceedings before the sub-district court (kantonrechter) in Zoetermeer. Tenants with urgency under the Social Support Act (Wmo) or special circumstances have additional protection under the local Housing Allocation Ordinance (Huisvestingsverordening). Example: a landlord in Zoetermeer-Noord wishes to move in themselves after retirement – this qualifies as urgent own use provided it is proven with income-dependent requirements. In case of renovation, such as in Buytenwegh, temporary termination applies with a rehousing obligation. Landlords risk damage claims for wrongful termination, plus penalty payments for non-compliance. These grounds balance interests and prevent arbitrariness on the Zoetermeer rental market, where the waiting time for social housing is often 7 years. (248 words)