In the rental practice of Zoetermeer, a growing city in the Randstad with many new-build apartments and room rentals around Zoetermeer Station and the Binckhorst, void clauses regularly appear that give landlords unfair advantages. A classic is the clause that obliges tenants to pay all repair costs, while Article 7:243 DCC provides that the landlord is responsible for major maintenance. Indexation clauses that deviate from the statutory Rent Freeze are also void, particularly relevant in Zoetermeer where rental prices are rising rapidly due to the city's popularity.
Other examples: a prohibition on the tenant carrying out painting work without permission, or an automatic rent increase without indexation. Clauses that exclude the tenant from statutory notice periods or that allow set-off of outstanding claims against the deposit beyond the statutory 2 months' rent are systematically annulled by judges in the The Hague region. In room rental agreements, common among students from The Hague University of Applied Sciences living in Zoetermeer, a clause holding the tenant jointly and severally liable for all housemates is often void due to conflict with reasonableness and fairness.
The Rent Tribunal, with an office in the region, publishes lists of 'black' clauses. Landlords in Zoetermeer risk additional assessments and fines from the municipality if they persist with void clauses. Tenants can challenge these via an amicable letter to the landlord or via the subdistrict court in Zoetermeer. Always preserve evidence, such as the contract, proof of payment and correspondence with the landlord. This way you avoid disputes and retain your rights in the local rental market.