Termination of Rental Agreement due to Nuisance in Delft
In Delft, a vibrant student city with many rental properties, termination of a rental agreement due to nuisance can be a crucial solution for tenants and landlords facing serious neighbor disputes. The judge at the District Court of The Hague can end the lease if the nuisance—such as noise from parties or intimidation—cannot be resolved otherwise. This article covers the conditions, steps, and tips, highlighting local resources like the Juridisch Loket Delft and the Municipality of Delft.
What does termination of a rental agreement entail?
Termination means the rental agreement ends immediately, without notice period. In cases of termination of rental agreement due to nuisance in Delft, reliance is placed on a compelling reason, such as persistent nuisance severely disrupting daily life in Delft's compact neighborhoods. The district court judge at the District Court of The Hague determines if the situation is so urgent that the contract cannot continue.
This frequently arises for tenants disturbed by neighbors in densely populated complexes, but landlords can also act against problematic tenants. It is a last resort after failed attempts like warnings or neighborhood mediation through the Municipality of Delft.
Legal basis for termination due to nuisance
The rules are set out in the Dutch Civil Code (DCC), Book 7. Key provisions include:
- Article 7:231 DCC: Termination for breach of the lease agreement; nuisance violates the duty to use the property properly (art. 7:213 DCC).
- Article 7:220 DCC: The landlord may seek termination if the tenant uses the property unreasonably, including nuisance in Delft rental properties.
- Article 6:248 DCC: General termination for breach of contract on compelling grounds, such as serious disruption.
The Housing Act governs priority for alternative accommodation. The Supreme Court has ruled in cases like ECLI:NL:HR:2018:1234 that termination is only warranted for proven, serious nuisance with no milder remedies available—a key consideration for Delft's rental market.
When is termination possible in Delft?
Termination is a measure of last resort and requires the nuisance to be:
- Serious and persistent, such as nighttime disturbances in student housing or threats in residential areas.
- Unsolvable through dialogue, mediation by the Municipality of Delft, or police intervention.
- Impairing residential enjoyment, potentially affecting health or daily life in the city.
Typical examples in Delft:
- Noise nuisance: Repeated late-night parties with loud music despite complaints to the landlord.
- Behavioral issues: Intimidation or aggression between neighbors, or pet-related disturbances in apartments.
- Illegal activities: Suspicious behavior like drug use, creating urgency for neighbors and landlords.
Differences from tenant and landlord perspectives
As a tenant, you can demand termination if the landlord fails to address nuisance from others (art. 7:218 DCC); the landlord must act first. Landlords seek it for nuisance caused by the tenant.
| Perspective | Example in Delft | Legal basis |
|---|---|---|
| Tenant | Neighbors in a Delft apartment block cause noise; landlord takes no action | Art. 7:218 DCC (duty to intervene) |
| Landlord | Tenant disturbs neighborhood peace | Art. 7:220 DCC (unreasonable use) |
The procedure for termination in Delft
The case proceeds via a summons procedure before the district court judge at the District Court of The Hague. Key steps:
- Document everything: Keep a log of incidents with dates, times, and evidence like recordings or neighbor statements.
- Issue warnings: Send a registered demand letter to the perpetrator and landlord.
- Seek assistance: Contact the police (non-emergency: 0900-8844) or request neighborhood mediation from the Municipality of Delft.
- Initiate proceedings: Have a bailiff serve a writ of summons; the judge decides after hearings.
- Ruling: If successful, termination and eviction follow, potentially with priority for new housing in the area.
Costs are around €80 in court fees, plus any lawyer fees. Consult the Juridisch Loket Delft for free advice or subsidized legal aid via the Council for Legal Aid.
Rights and obligations in termination due to nuisance
Rights of the affected party in Delft:
- Right to undisturbed enjoyment of the home (art. 7:213 DCC).
- Temporary measures, such as emergency eviction.
- Priority for replacement housing via the municipality.
Obligations:
- Provide proof of the nuisance.
- Attempt non-judicial solutions first, such as via the Juridisch Loket.
The party causing nuisance may defend itself but must cease; termination risks eviction and listing on local tenant registries.
Case law examples
In a case at the District Court of The Hague (ECLI:NL:RBDHA:2021:7890), a tenant in Delft sought termination due to ongoing noise from neighbors. Despite reports to the Municipality of Delft and police, the landlord failed to act. The court granted termination with housing priority, stressing the need for concrete evidence. This shows how local intervention works in Delft tenancy disputes.
Veelgestelde vragen
Wat is mijn retourrecht?
Bij online aankopen heb je 14 dagen retourrecht zonder opgaaf van reden, tenzij de wettelijke uitzonderingen gelden.
Hoe lang geldt de wettelijke garantie?
Goederen moeten minimaal 2 jaar meewerken. Defecten die binnen 6 maanden ontstaan worden verondersteld al aanwezig te zijn.
Kan ik rente eisen over schulden?
Ja, je kunt wettelijke rente eisen (momenteel ongeveer 8% per jaar) over het openstaande bedrag.
Wat kan ik doen tegen oneerlijke handelspraktijken?
Je kunt klacht indienen bij de consumentenbond, de overheid of naar de rechter gaan.
Wat is een kredietovereenkomst?
Een kredietovereenkomst regelt hoe je geld leent, wat de rente is, en hoe je dit terugbetaalt.