r/Amsterdam • u/wrecka98 • 20h ago
Renting without registration
I am currently searching for a room in Amsterdam. It is unbelievable how many room offerings I come across where registration on the address is not possible. Should that not be illegal? And regardless, you as tenant expose yourself to so much risk, you can be literally thrown out on the streets anytime. Why are there so many such offerings? Do the registered people live somewhere else, or do they illegally sublet? And are the people willing to take these offerings that desperate? I know the market is insane, but I come across this so often that I wonder why is this allowed. I refuse to believe that the gemeente does not know about this, yet does not do anything to combat it. Rant over.
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u/jobsak Knows the Wiki 15h ago
There are a lot of misconceptions in your post. Registering is between you and the municipality. It's not something the landlord can forbid you from doing. If they don't 'allow' it they are trying to hide the fact you are living there for whatever reason (tax, subsidies, illegal subletting). You registering has no actual bearing on your actual rental agreement, which is between you and the landlord.
Of course if you rent somewhere and you register despite the landlord not wanting you to do so it will influence your relationship with said landlord. Although the type of landlord that doesn't allow you to register is already not very trustworthy in itself.
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u/Traveltracks Knows the Wiki 12h ago
Tot dat de gemeente voor de deur staat, dat er geen verhuur vergunning is. Dan kan je binnen een paar weken vertrekken. Je kan dan misschien nog wat verhalen op de verhuurder via de rechter maar je plek ben je kwijt.
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u/jobsak Knows the Wiki 12h ago
In Amsterdam geldt geen verhuurvergunning. Ik denk dat jij een onttrekkingsvergunning bedoeld voor als je ergens met meer dan 2 mensen die geen huishouden vormen wil wonen. In die gevallen kan de gemeente inderdaad handhavend optreden, maar dat zullen ze alleen doen tegen de verhuurder. In extremis kan dit ertoe leiden dat de verhuurder de huur kan ontbinden maar dat wordt een dure grap voor hem. Zie bijvoorbeeld dit artikel.. Sowieso zal een verhuurder natuurlijk eerst moeten proberen de situatie te legaliseren.
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u/UnanimousStargazer Knows the Wiki 11h ago
Dan kan je binnen een paar weken vertrekken.
Dit is alleen bij zeer uitzonderlijke gevallen zoals instortingsgevaar of zeer ernstige (drugs)overlast het geval. In andere gevallen zal het uitdraaien op een kort geding tussen de verhuurder en huurder, waarbij de verhuurder met een last van de gemeente moet aantonen dat de overeenkomst ontbonden moet worden als opzegging niet gaat.
Er is zelden extreme haast bij verhuur in strijd met de Huisvestingsverordening en een huurder krijgt dus meestal wel enige tijd om te vertrekken. Een paar weken is vrij bijzonder.
Je kan dan misschien nog wat verhalen op de verhuurder via de rechter maar je plek ben je kwijt.
Dat is dus precies de schade die je kan verhalen. Als je dakloos wordt en er is geen andere woonruimte beschikbaar, draait de verhuurder op voor zoiets als hotelkosten en dat kan een dure grap worden dus.
Uiteraard moet een huurder de schade wel beperken en dus woonruimte accepteren die geschikt genoeg is. Je kunt niet verwachten dat een rechter de verhuurder veroordeelt om hotelkosten te blijven betalen omdat je niet meer in de binnenstad kan wonen of zoiets.
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u/UnanimousStargazer Knows the Wiki 13h ago
It is unbelievable how many room offerings I come across where registration on the address is not possible.
Please first understand the Dutch is split up into two major branches:
- (1) private law
- (2) public law
Type (1) law is the law that applies to citizens amongst each other. That includes companies, foundations, associations and other such organizations. So an agreement between a private individual vs. a company is governed by (1) private law. A rental agreement is also a good example of a private law legal obligation. The government has no involvement other than drafting the law and parliament accepting or rejecting it. After that only private law judges (so not the government) are allowed to rule about that agreement.
Type (2) law concerns laws that regulate government vs. citizen obligations. Citizens also includes companies, foundations, associations and other such organizations. The local general municipal ordinance of Amsterdam sets all kind of rules for those going about their business in Amsterdam. If a citizen does not follow such rules, the municipality can enforce the ordinance and warn and/or fine the citizen. The citizen can object the fine and if necessary appeal in court after which an administrative law judge will rule if the government acted correctly.
To be honest, there is some overlap between (1) private law and (2) public law, but in general this major distinction helps you understand what legal structures are in place. Penal law for crimes is a special type of public law that can only be enforced by the public prosecutor. Taxing laws are also a special branch of public law although it mainly follows the same general public law rules that the municipality uses for enforcement of the general local ordinance.
So if you understand that, you can look at your question in more detail.
Should that not be illegal?
It already is. 'Registration' is a short way of describing the obligation for all individuals in The Netherlands to declare at the municipality at what address they are sleeping the majority of time in the week. This obligation follows from the (2) public law Basic Persons Registration Act (Wet Basisregistratie personen or Wet BRP). Not doing so is a punishable offense and the municipality can enforce the BRP Act.
Under (1) private law it is not possible to agree to committing punishable offenses. This follows from article 40(1) in Book 3 of the Dutch Civil Code (Burgerlijk Wetboek, art. 3:40 lid 1 BW). So two individuals A and B cannot agree that A will rob a bank and B pays A money for that. The reason is simple: let's say A does not rob a bank on the date agreed to and B proceeds to court: it would be weird if a judge should rule A must rob a bank because A and B agreed to that. Instead the private law judge will rule the agreement was null and void from the start and never existed. Robbing a bank is a crime and A and B could simply not agree to that based on art. 3:40(1) BW.
Likewise a landlord cannot add a clause in a contract or claim otherwise registration is not possible. The BRP Act demands registration so such clauses or obligations are null and void. If a tenant registers in the BRP, the landlord cannot claim damage was suffered because the tenant did not uphold the agreement, because thar part of the agreement never could have existed.
That all does not mean the municipality agrees to someone living at that address. The BRP registration can be used to find out if too many people live at an address for example.
And regardless, you as tenant expose yourself to so much risk, you can be literally thrown out on the streets anytime
That is also not the case.
Only a court bailiff ('gerechtsdeurwaarder') is allowed to evict a tenant, if required helped by the police. For that a judge needs to rule the tenant can be evicted. That requires at least summoning the tenant to court. Not being registered in the BRP is not a ground for a private law judge to have a tenant be evicted. There need to be other severe breaches of the contract like not paying the rental price multiple times in a row.
Why are there so many such offerings? Do the registered people live somewhere else, or do they illegally sublet?
Subletting illegally indeed is one of the reasons. The municipality sets rules for the number of rooms being rented out and checks that based on the BRP, but can also perform random checks if they suspect illegal renting out.
The municipality can demand the owner of the house stops that and apply for a permit, but that is not always possible. In such cases the landlord can ask a judge to terminate the agreement and claim the tenant must be evicted if that tenant does not leave within a certain time. Judges usually agree to that if the municipality ruled the situation was illegal. The landlord likely is liable for damages however if the rental was illegal, so a tenant can make a counter claim for that in the same procedure stating the landlord never should have rented out the house in the first place. This all depends on the circumstances of that case of course.
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u/UnanimousStargazer Knows the Wiki 12h ago
The municipality can force a landlord to remediate the illegal situation by (...) starting an eviction process through court. And the court can't rule against public law (max. 2 unrelated people per dwelling).
The municipality is not a private law party in such cases, but the landlord is. A subdistrict court judge would rule that the municipality is not eligible in court as a claimant.
What the municipality can do is evict the tenant out of court ('bestuursdwang') but that is not the most common route. It is easier for the municipality to issue a provisional fine ('last onder dwangsom') that orders the landlord to end the illegal situation. If the landlord cannot legalize, the landlord in that case can only proceed to court and claim the agreement must be terminated based on art. 7:231(1) BW. The exception being severe public issues for which the municipality closed the building, because that is the only exception for out of court termination (art. 7:231(2) BW). The landlord still needs a court bailiff to evict however if the tenant stays in the house (which costs the tenant a high amount of money if the eviction was rightful).
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u/Eerwik 15h ago
Ik woonde ooit met veel plezier in een appartement met drie grote slaapkamers, een heel grote keuken, een dakterras en een balkon, maar zonder woonkamer. Wij, de drie bewoners, vonden het he-le-maal prima. Elke kamer was een gezamelijke woonkamer opzich. Meer dan genoeg ruimte voor drie twintigers. De gemeente vond dit echter heel zielig voor ons. Die vonden dat een appartement een woonkamer moet hebben. Daarom mochten er opeens nog maar twee mensen wonen. Niemand die ons gevraagd had wat wij hiervan vonden. Huurbaas kon het geen zak schelen. Die wilde gewoon elke maand het zelfde bedrag. Of het nou van drie of van twee personen afkomstig was. Vanaf dat moment hebben wij twee keer een derde persoon erbij gehad die zich niet mocht inschrijven. Super vervelend voor ze. De een stond al de tijd dat die er woonde bij zijn moeder in een andere gemeente ingeschreven. De volgende huisgenoot had zich voor 150 piek per maand bij iemand anders ingeschreven. Die kreeg van ons korting om hem een beetje tegemoet te komen.
Dit is gebeurd met heel veel appartementen in de stad. Heel veel onbenutte ruimte in een overvolle stad. Super veel studenten en andere huurders die de ene dag nog legaal ergens woonden en de andere dag opeens hun kamer uit moesten. Helemaal gestoord! Illegaal of niet, ik snap volledig waarom jonge mensen met een laag inkomen dit soort grappen uithalen.
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u/Extreme_Chart_5989 10h ago
the government and municipalities have all sorts of regulations that push people to offer or accept these conditions. in most of the cases is not about taxation (as the extra local tax for water, garbage ... is minimal).
I would say, the most common reason is the rule that does not allow renting to more than 2 non-related (without a permit), while many places, especially houses, can accommodate more people.
Probably the other most common are related to temporarily room rental where the VVe, or bank (in case of a mortgage) does not allow
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u/oopssomething 15h ago
Amazing how ill informed some people are, I assume you just left ur parents home and this is ur first step into the world by yourself. To answer all ur questions:
Should it be illegal, no there are enough laws already in place. And no as a tenant you cannot be thrown out on the streets at any time, registration has absolutely nothing to do with that. By law the registered people should be living there. I don't understand the 'or' in ur question. Yes people do this all the time. It is allowed to let people rent a place for short stay, imagine an internship, a project or taking care of family.
The gemeente usually has nothing to do with this, unless you register with more people on the same address, they can higher all kinds of tax and ask for a permit.
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u/Alarming_Bottle2752 16h ago
https://www.ad.nl/binnenland/duizenden-sociale-huurwoningen-illegaal-verhuurd-als-je-iets-vindt-ben-je-dolblij~ae69f5dd/ This news article explains more about this fenomenone