Behind on rent in Rotterdam? Act before a summons arrives: your landlord cannot evict you without a court decision, and the municipality offers free help as soon as arrears are reported. Housing associations and other landlords pass payment arrears on to the municipality, whose early warning team then contacts you. If the case reaches the subdistrict court, the judge weighs all the circumstances. Three months’ arrears is a rule of thumb, not an automatic outcome. The same protection applies to international tenants.
Rent arrears: what the court looks at
Subdistrict courts in principle grant dissolution of the lease for rent arrears of three monthly instalments. That rule of thumb comes from the Aanbeveling huurzaken, a recommendation of the national consultation body of civil and subdistrict judges (LOVCK), not from the law itself. The court weighs all the circumstances: every breach gives a right to terminate unless the breach, given its particular nature or minor significance, does not justify termination with its consequences (Article 6:265(1) DCC). There is no rule that three months always justifies termination, nor that less than three months never does.
Only a court can dissolve a residential lease for a tenant’s breach (Article 7:231(1) DCC); eviction is carried out by a bailiff (deurwaarder). Tenancy cases always go to the subdistrict court (kantonrechter), whatever the amount. For a home in Rotterdam that is the District Court of Rotterdam at the Wilhelminaplein.
| Stage | What happens | Your room to act |
|---|---|---|
| Reminder | The landlord demands payment and may report the arrears to the municipality | Contact the early warning team and propose a payment arrangement |
| Collection agency or bailiff | Costs are added to the claim | Have the collection costs checked |
| Summons | Termination and eviction are claimed | File a defence; the deadlines are short |
| Hearing and judgment | The court dissolves the lease or dismisses the claim | Show a payment arrangement, support in place, or restored income |
| Eviction | The bailiff carries it out | Get advice the same day you receive notice |
Rotterdam’s early warning for payment arrears
Since 1 January 2021 municipalities have a statutory task to approach residents with arrears in fixed costs and offer help (Municipal Debt Assistance Act, Wet gemeentelijke schuldhulpverlening). In Rotterdam, a landlord, energy company, water company or health insurer can report your arrears to the municipality. The team Vroegsignalering then contacts you by letter, e-mail, text message or card, and you can also contact them yourself. The help and advice are free and not compulsory. If you do not want your arrears to be reported, you can tell your landlord.
Accepting that help also matters later: a running payment arrangement or debt assistance is the kind of circumstance a judge weighs. Keep the letters, and write down when you called and what was agreed.
Renting from a housing association
In Rotterdam, housing associations (woningcorporaties) let their homes through Woonnet Rijnmond. A housing association is a professional landlord. As a tenant you are not required to have a lawyer before the subdistrict court, but it can help to have the arrears, the arrangement offered and your income set out clearly.
For social housing, the maximum rent increase is 4.1% from 1 July 2026. Mid-rent max. 6.1% and private sector max. 4.4% apply from 1 January 2026. Source: Dutch government, 15 December 2025. A rent increase must reach you in writing, at least two months before it takes effect (Article 7:252(1) DCC). In the regulated sector the Huurcommissie decides disputes about rent, increases, service charges and defects.
International tenants in Rotterdam
Dutch residential tenancy law applies regardless of your nationality. For a residential tenancy agreement concluded on or after 1 July 2023, the deposit may not exceed twice the basic rent (rent excluding service charges), under Article 7:261b(2) of the Dutch Civil Code, and it must be repaid within 14 days of the end of the tenancy, or within 30 days with a full written specification if the landlord sets off damage or unpaid rent or service charges (Article 7:261b(3)-(4) DCC). The Huurcommissie (Rent Tribunal) does not decide deposit disputes; you claim repayment before the subdistrict court. Try our deposit check and read everything you need to know about the security deposit.
Since 1 July 2024 a fixed-term lease is only possible for designated groups and for at most two years; otherwise the lease counts as open-ended. Being an expat is not one of those groups. More on our tenancy law page.
Where to go in Rotterdam
| For | Where | What it does |
|---|---|---|
| Subdistrict court (kantonrechter) | District Court of Rotterdam (Rechtbank Rotterdam), location Rotterdam, Wilhelminaplein 100-125, 3072 AK Rotterdam | Arrears, termination, eviction and deposit claims for homes in Rotterdam |
| Reporting point (Good Landlordship Act) | Gemeente Rotterdam: Ongewenst verhuurgedrag melden | Report intimidation, a deposit that is too high, no written contract, double agency fees, unfair or unspent service charges, missing information, or too high a rent. Online with DigiD; you hear within 5 working days and the municipality aims to resolve complaints within 8 weeks. Overdue maintenance has a separate municipal reporting page. |
| Free help with arrears | Team Vroegsignalering, Gemeente Rotterdam, 010 26 72 090 (weekdays 10:00 to 12:00); Vraagwijzer | Free help to resolve payment arrears and prevent new ones; the Vraagwijzer is the municipality’s free desk for money, letters and legal problems |
| Huurcommissie (national) | huurcommissie.nl | Rent level, increases, service charges and defects; not deposit disputes |
| Arslan Advocaten Rotterdam | Schiedamsedijk 60-A, 3011 EH Rotterdam, 010 311 5500 | Defence against termination claims, payment arrangements, deposit claims |
Nederlands: Huurrecht in Rotterdam
Frequently asked questions
Can my housing association evict me for two months’ rent arrears?
Not by itself. Only a court can dissolve the lease, and the court weighs all the circumstances. Three monthly instalments is a rule of thumb from the Aanbeveling huurzaken, not a statutory threshold.
Why did the municipality of Rotterdam contact me about my rent?
Landlords can report payment arrears to the municipality under the early warning system. The team Vroegsignalering then offers free help. Accepting it is not compulsory.
I have received a summons. What should I do?
Respond and attend the hearing. The deadlines are short. Bring concrete facts, such as a payment arrangement, debt assistance or restored income, and get advice the same week.
Which court handles my case?
For a home in Rotterdam, the subdistrict court of the District Court of Rotterdam at Wilhelminaplein 100-125, 3072 AK Rotterdam. Tenancy cases always go to the subdistrict court, whatever the amount.
Arrears building up, or a summons on the table? Call our Rotterdam office on 010 311 5500 or use the contact form, and mention any hearing date straight away. The first consultation is free of charge and confidential.
Sources: Rechtspraak: Rechtbank Rotterdam; Gemeente Rotterdam meldpunt; Gemeente Rotterdam: Betalingsachterstanden; Gemeente Rotterdam: Rondkomen wonen; Gemeente Rotterdam: Huurwoning; Rijksoverheid: rent increases 2026; Aanbeveling huurzaken (LOVCK, May 2023); Dutch Civil Code Articles 6:265, 7:231, 7:252 and 7:261b; Code of Civil Procedure Article 93. Checked on 23 September 2026.
