Conflict Resolution

Managing Difficult Situations

Dutch law protects tenants strongly. Here is the correct, legal path to resolve conflicts without getting yourself in trouble.

The Golden Rule: Build a Dossier

In the Netherlands, you cannot evict a tenant without a court order (Kantonrechter). A judge will only grant this if you have a substantial Paper Trail.

Verbal warnings do not count. If you talk in the hallway, it never happened in the eyes of the law.

Email Everything. After every conversation, send a summary email: “As discussed today, you agreed to...“

The Escalation Ladder

STEP 1

The Conversation

Always start with a friendly but firm in-person conversation. Ask what is going on. Often, rent arrears are due to temporary cash flow issues, and noise is unintentional.

Goal: Solve it without lawyers. Most conflicts end here if you stay calm.

STEP 2

Official Warning

If behavior doesn't improve, send a formal warning letter (Aangetekende brief recommended). State clearly what rule is broken, the specific dates of incidents, and a deadline to fix it.

Goal: Create legal proof that the tenant knows they are in breach of contract.

Common Scenarios

Rent Arrears (Huurachterstand)

If a tenant stops paying, you must act immediately but correctly. Do not change locks or cut off electricity—that is illegal.

Day 1: Friendly reminder (app/email).

Day 14: Formal demand letter (WIK-brief).

Legal Duty: Inform the Municipality about debt.

Month 3: Judge can dissolve contract.

Nuisance (Overlast)

Noise, trash, or aggressive behavior. This is hard to prove, so independent witnesses are key.

Start a Logbook: Date, time, and description of every incident.
Ask neighbors to submit written complaints to you. Anonymous complaints are legally weak.
If it's extreme (parties at 3 AM), call the Police (0900-8844) to get an official Police Report (Mutatie).

Illegal Subletting / Hemp / Criminal Activity

This is one of the few reasons for immediate termination, but you need solid proof.

Subletting: If you suspect AirBnB use, screenshot the online listings immediately.
Drugs: Discovery of a hemp plantation is instant grounds for eviction and usually results in huge fines for the tenant.
Action: Contact a lawyer immediately in these cases. Do not wait.

Need Professional Help?

If the situation escalates, do not try to handle it alone. Dutch housing law is complex, and mistakes can be costly.

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