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

In Amsterdam, landlords cannot terminate a lease agreement arbitrarily; there must be valid grounds for termination, as laid down in Article 7:271 of the Dutch Civil Code (BW). Three main categories: urgent own use (e.g., for family), non-payment of rent (after summons), and disorderly conduct. Due to the tight housing market in Amsterdam, the landlord must provide particularly strict proof that no reasonable alternative exists, especially for social housing in neighbourhoods such as the Jordaan or Bijlmer. In cases of own use, the tenant has priority for an alternative dwelling via the Municipality of Amsterdam. The court examines strictly: only about 15-20% of termination cases succeed in Amsterdam proceedings, partly due to pressure from the Woonbond and Huurteam Amsterdam. Procedure: written notice of termination with reason, followed by possible tenant consent or court proceedings at the Amsterdam cantonal court. Tenants with urgency status via the municipality have additional protection under the Amsterdam Housing Allocation Ordinance (Huisvestingsverordening Amsterdam). Example: a landlord in Oud-Zuid wants to move in themselves after retirement – this qualifies as urgent own use provided it is proven with pension evidence and no other real estate. For large-scale renovations in monumental buildings, temporary termination applies, but with strict requirements from the aesthetics committee (welstandscommissie). Landlords risk high damage claims for wrongful termination, plus fines from the municipality. Tenants can demand a penalty payment for non-compliance and seek support from the Juridisch Loket Amsterdam. These grounds balance interests in the overheated Amsterdam rental market and prevent arbitrariness. (248 words)