Residential property

Residential tenancy matters are characterized by extensive statutory protection for the tenant. Arrow Advocaten assists real estate investors, housing associations, and other professional landlords in a pragmatic and effective manner in residential tenancy matters. With solid knowledge of tenancy law and extensive litigation experience, we offer clear advice and results-driven solutions.

Not every rental dispute has to result in legal proceedings. Wherever possible, we aim for a practical solution through negotiation. If an amicable settlement cannot be reached, we vigorously support our clients in proceedings before the Rent Tribunal (Huurcommissie), the subdistrict court (kantonrechter), on appeal, and in summary proceedings (kort geding). Throughout, an effective outcome and clear communication remain central.

We also help draft model tenancy agreements that comply with current legislation, including the Good Landlordship Act (Wet Goed Verhuurderschap) and the Affordable Rent Act (Wet Betaalbare Huur), and anticipate future developments such as the Service Costs Modernization Act (Wet modernisering servicekosten).

Case examples

For a simple rent arrears case, you don't need us — a bailiff can handle that. Our clients, however, have extensive residential portfolios and regularly encounter tenants who use the property for purposes other than those for which it was rented, including illegal subletting, prostitution, and cannabis cultivation. It also regularly happens that a tenant causes unsustainable nuisance. In such situations, intervention is necessary. We support landlords and property managers in carefully building a case file. Based on this, we assess the legal options and, where necessary, take steps toward terminating the tenancy agreement and eviction, for example through summary proceedings.

An owner wanted to demolish a residential complex and replace it with more sustainable new-build homes. By investigating and carefully analyzing the existing tenancy agreements and providing sound legal guidance throughout the process — including concluding tenancy termination agreements where necessary — we ensured the properties were vacated on time. This allowed the project to start on schedule.

Several of our clients have residential complexes with a shared thermal energy storage system (WKO) and complexes where fixed and movable fittings are already present in the unit being rented. In such situations, it is essential to draft contracts carefully. We help ensure there can be no dispute over the amount and scope of the rent or over what is and isn't included in the service costs.

Our expertise includes

• Maintenance/defects
• Renovation
• Rent prices (including energy label, WOZ value, new-build surcharge, all-inclusive rent)
• Service costs
• Housing fraud or other forms of (prohibited) subletting
• Nuisance and last-chance agreements
• Cannabis cultivation, drugs, prostitution
• Co-tenancy
• Home exchange