Mutual Agreement to Terminate Tenancy: jointly ending the tenancy agreement
**Mutual agreement** is a way in which both the **tenant** and the **landlord** can terminate a **tenancy agreement** without a formal notice of termination. Instead of having to wait for a notice period, both parties can agree to an immediate termination of the tenancy. This can be convenient if, for example, the tenant has found a new home or the landlord wants to use the property themselves. In this article, we explain how mutual agreement works, what the legal basis is and which steps you must follow.
What is mutual agreement?
With **mutual agreement**, the tenant and the landlord make an **agreement** to terminate the tenancy agreement without a formal notice being required. This means that both parties agree that the agreement does not need to continue. It is a **voluntary agreement** and no reason is needed to terminate the tenancy, unlike with a notice of termination (for example due to force majeure or fault of one of the parties).
Mutual agreement is **not legally binding** on either party. It is an **informative agreement** that can be recorded either orally or in writing. However, for legal certainty, it is always advisable to record the agreement **in writing**.
Legal basis of mutual agreement
The option to terminate a tenancy agreement by **mutual agreement** is not explicitly laid down in the **Housing Tenancy Act (Whw)** or the **Civil Code**. It is a **legal principle** that follows from **contractual freedom** (articles 6:227 and 6:228 of the Dutch Civil Code). This means that parties are in principle free to make agreements that are not contrary to the law.
However, the agreement **must not conflict with other statutory provisions**, such as:
- The **notice rules** from the Whw (for example, the minimum notice period of 1 month for a residential tenancy agreement).
- The **protection of the tenant** against arbitrary termination (articles 7:270 et seq. Whw).
- The **requirements for a valid notice**, such as providing a **notice document** (article 7:273 Whw).
If the agreement is voluntary but, for example, the tenant is in the **protection period** (the first 5 years for a residential tenancy agreement), the landlord cannot terminate unilaterally. Even in that case, mutual agreement can provide a solution, provided both parties agree.
Practical examples of mutual agreement
Mutual agreement can play a role in various situations. Here are some examples:
| Situation | Tenant | Landlord | Solution via mutual agreement |
|---|---|---|---|
| Tenant finds a new home | Does not want to wait for the notice period | Sees no objection to quick termination | Parties agree on immediate termination without notice period |
| Landlord wants to use the property themselves | Agrees to quick termination | Does not want to serve formal notice | Parties agree that the tenancy ends immediately |
| Tenant and landlord want to avoid conflict | Finds tenancy duration too long | Sees no benefit in long tenancy agreement | Agree to terminate tenancy as per agreement |
Rights and obligations with mutual agreement
With mutual agreement, the following **rights and obligations** apply to both the tenant and the landlord:
Rights of the tenant
- No need to wait for notice period: The tenant does not have to wait for the statutory notice period (e.g. 1 month) if both parties agree.
- No reason needs to be given: With mutual agreement, no motivation is required, unlike a formal notice.
- Written confirmation: The tenant can be assured of a **clear agreement** on termination, providing legal certainty.
Obligations of the tenant
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