How it appears in listings
You will see hospita, "hospitakamer", "kamer bij hospita" or "verhuurder woont zelf in de woning" (the landlord lives in the home). English sites say "room with a live-in landlord" or "lodging". The word comes from Latin hospita, hostess, and is used for men and women alike.
Not every landlord of a room is a hospita. The special rule only applies when three conditions are met (art. 7:232 lid 3 BW):
- the room is not self-contained (onzelfstandige woonruimte)
- it is part of the home where the landlord has their main residence
- the landlord has not rented it to you before
A landlord who lives elsewhere, or in a separate flat in the same building, is not a hospita, and the normal rules apply from day one.
What it means for you
- The first nine months are without protection. During this period the normal notice and termination rules (art. 7:271 and 7:274 BW) do not apply, so the contract decides how and when the landlord can end it. Read the notice clause before you sign.
- After nine months, you are protected. The landlord then needs a legal ground and, if you do not agree to leave, a court decision. The court weighs the landlord's interest in ending the tenancy against yours (art. 7:274 lid 1 sub f BW).
- The other rental rules apply in full. Room rents are always regulated, you are entitled to a written contract, and the borg may be at most two months of kale huur. You must also register at the address with the municipality.
Timeline: before and after nine months
| Months 1 to 9 | From month 10 | |
|---|---|---|
| Landlord ends the contract | Under the contract's terms | Only with a legal ground; a court decides if you object |
| Extra ground for the hospita | Not needed | Court weighs both interests |
| Rent regulated by points | Yes | Yes |
| Deposit max 2 months of kale huur | Yes | Yes |
Example: you move in on 1 February 2026. Until 1 November 2026 your hospita can end the contract under its own terms. From 1 November 2026 you have huurbescherming. Signing a new contract with the same hospita does not restart the nine months, because the rule only covers a first letting to you.
How common it is
Hospita rooms are a small niche: 0.66% of a sample of 20,000 recent listings on RentHunter (September and October 2026) mention a hospita.
Frequently asked questions
Can my hospita make me leave after six months?
Yes, if your contract allows it. During the first nine months the normal protection does not apply, so the notice terms in your contract decide.
What changes after nine months?
You then have tenant protection. If you do not agree to leave, the hospita needs a court decision, and the court weighs both sides' interests.
Is renting from a hospita still allowed after the July 2024 law?
Yes. The Wet vaste huurcontracten of 1 July 2024 made indefinite contracts the norm but kept the hospita rule.
