Where you meet it
You see the word mostly when it is missing. Listings for temporary homes say "geen huurbescherming" (no tenant protection), for example antikraak offers or "tijdelijke verhuur op grond van de Leegstandwet". In English it is often translated as "rent protection", which makes people think it is only about the price. It has two parts:
- Protection against termination: the landlord can only end the lease on a ground in art. 7:274 BW, and a court decides if you object.
- Rent protection: a maximum rent set by the points system for homes up to 186 points, and a cap on yearly increases in every sector.
The legal grounds are limited: bad tenancy (for example arrears or nuisance), urgent own use, a diplomatenclausule, refusing a reasonable offer for a new contract, a zoning change, a hospita after the first nine months, a temporary permit for the building, a sale by an owner of a single home under strict conditions, and the end of a youth contract. A sale on its own is not a ground: "koop breekt geen huur".
What it means for you
- Your landlord cannot simply give notice. Notice must be in writing, by bailiff or registered letter, with the legal ground. You then have 6 weeks to say whether you agree. If you do not, only a court can end the lease.
- The Huurcommissie does not evict. It rules on rent and service costs. Ending a lease is for the court alone.
- Some arrangements have no protection. Antikraak (a loan for use, not a lease), rental under the Leegstandwet, use that is by nature short, and a room with a hospita during the first nine months.
How much notice you get
Since 1 July 2024 the norm is a contract for an indefinite period. A tijdelijk huurcontract is only allowed for specific groups. The landlord's notice is at least 3 months, plus 1 month per full year you have rented, up to 6 months. Your own notice is one payment period: at least 1 month, at most 3 months.
| Years you have rented | Minimum notice from the landlord |
|---|---|
| Less than 1 year | 3 months |
| 1 year | 4 months |
| 2 years | 5 months |
| 3 years or more | 6 months |
Of the listings on RentHunter between July and October 2026 that state a contract type, 50.1% offer a contract for an indefinite period (onbepaalde tijd). The rest name a set period, so check which one you sign.
Frequently asked questions
Can my landlord end my lease because the home is being sold?
No. A sale is not a ground to end a lease ("koop breekt geen huur"). Only an owner of a single home who meets strict conditions and put a clause in the contract can use a sale as a ground.
Do I have huurbescherming in a free-sector flat?
Yes, against termination. What you do not have is the points maximum on the rent, although the yearly increase is still capped (4.4% in 2026).
Does an antikraak contract give me tenant protection?
Normally not, because you sign a loan for use (bruikleen) rather than a lease. You can be asked to leave as fast as the contract allows.
