In Zoetermeer, many tenants in the growing rental market confuse co-tenancy with subletting, which can have serious consequences for their living situation. In co-tenancy, all parties are main tenants with equal rights and joint and several liability; subletting involves a temporary transfer by the main tenant to a subtenant. In Zoetermeer, where the municipality strictly monitors rental properties through the Housing Ordinance, subletting always requires explicit permission from the landlord (Article 7:232 of the Dutch Civil Code) and automatically ends upon termination of the main tenancy. Co-tenants in Zoetermeer cannot simply leave without consequences for the group, whereas subtenants can terminate their agreement flexibly upon its expiration.
Pitfalls include:
- Subletting without permission may lead to termination of the rental agreement, damage claims, and potential intervention by the municipality of Zoetermeer in cases of illegal subletting in social housing.
- Co-tenancy offers stronger protected occupancy rights, making it ideal for long-term situations in neighborhoods such as Buytenwegh or Seghwaert.
In co-tenancy, tenants are jointly responsible for paying rent and service charges, while in subletting, only the main tenant bears responsibility toward the landlord, such as Vivare or a private owner. Fiscally, co-tenants in Zoetermeer share Housing Allowance (HRA) benefits, whereas subtenants do not.
Always check the rental contract for local clauses and consult the Rent Tribunal in the region. In cases of illegal subletting, you risk eviction through summary proceedings at the District Court of The Hague. Choose co-tenancy for equality in stable Zoetermeer neighborhoods, and subletting for temporary flexibility for expats or students at HAS University of Applied Sciences.