Hospita refuses notice: how to make termination stick

You give notice on your hospita room and your hospita replies with "you cannot do that" or "you still owe three months rent". Frustrating and confusing, since hospita relationships are usually informal. Below we cover how termination works legally, what to do if the hospita resists, and when to bring in a third party.

Can a hospita refuse a notice to leave?

No. A tenant always has the right to terminate, as long as it is done in writing and within the notice period stated in the hospita rental contract. If there is no notice period in the contract, or no written contract at all, the legal minimum of one calendar month applies for residential rentals.

What a hospita might try:

• Claim the notice is invalid (often because they do not want to lose the tenant)
• Demand a longer notice period than the contract states (not allowed)
• Refuse to return the deposit after move-out (a separate problem, see below)
• Dispute the exact end date

In all of these cases the rule is the same: make sure your notice is provably sent within the term. That is your armour.

Step-by-step when the hospita resists

Step 1: terminate in writing (email AND registered post)

Send your notice by email (for speed) and by registered post (for evidence). The letter is decisive in disputes; the email is practical.

Minimum text:

Registered post via PostNL costs around 9 euros. It is your strongest piece of evidence. Keep the proof of sending.

Step 2: log communication in writing

For any reply from the hospita, ask them to confirm by email. "Hi, to avoid misunderstandings I would like to confirm our agreement from this evening by email." Sounds formal, but in disputes verbal promises are nearly worthless.

If the hospita refuses to email: you send a mail saying "This evening we discussed: [points]. Does this summary match?" No response is treated as agreement in disputes.

Step 3: document the handover

On the day you leave:

• Photograph every room and shared space
• Ask the hospita to sign a handover statement (short form: "room handed over empty and clean")
• Read the meters and email the values to the hospita
• Hand over keys with a receipt or in front of a witness

Read our piece on fair rent calculation and handover for more context on what a hospita can and cannot deduct from the deposit.

Step 4: chase deposit return if silence follows

Standard practice: the deposit must be returned within 14 days to a maximum of one month after handover. No response? Send a formal demand by registered post: "You are in default. I request payment of [€] no later than [date, 14 days later]. I am considering legal action if not received."

Many hospitas pay after this. If they still do not, go to step 5.

Step 5: contact the Juridisch Loket (free)

The Juridisch Loket provides free help with tenancy disputes. Call 0900-8020 (€0.25 per minute) or walk into the Amsterdam branch on Vijzelstraat. They assess your case and recommend a next step: a written demand, referral to the Huurcommissie, or assigning a lawyer through a subsidised arrangement (toevoeging).

Step 6: Huurcommissie if rent is below the liberalisation threshold

For hospita rooms below the liberalisation threshold (2026: €916.89 per month for contracts signed in 2026), the Huurcommissie can rule on:

• Excessive rent (points-system check)
• Service-cost disputes
• Maintenance defects that go unfixed

For deposit disputes you go to the subdistrict court (kantonrechter, low threshold since 2019). Around 250 euros in court fees, often recoverable from the hospita if you win.

Special case: fixed-term contract extended without agreement

For a fixed-term contract (max 2 years), the contract ends automatically. Your hospita cannot extend it unilaterally. However, silent extension can happen if you simply stay and keep paying after the end date. To leave on the agreed end date, send written confirmation between one and three months before it ends. This is called the "aanzegplicht" (notification duty) and the hospita is also legally required to do this in your direction.

What if your hospita says you still owe three months?

Suppose the contract states a one-month notice period, but the hospita insists on three "because finding a new tenant is hard". That is an unfounded objection. Reply by email:

If the hospita says "we always do it this way": ask for the contract. No contract? Then the legal minimum applies (one calendar month for residential tenants).

When can you skip the notice period?

In three situations you can leave faster:

1. Serious defects the hospita does not fix after formal notice: mould, no hot water for more than a week, unsafe use of shared spaces
2. Unsafe situations: threats, violence, harassment. Here you do not send formal notice first, go straight to police and Juridisch Loket
3. Hospita acting unlawfully: undeclared income demands, deposit demands that are not allowed, discriminatory behaviour

In those cases your termination is called "extrajudicial dissolution" and you can leave immediately. Still wise to verify this with the Juridisch Loket first.

How Huismaatje fits in

Many termination conflicts arise because hospita relationships start informally and clear written agreements never get made. We see that tenants who find a room through a matching platform with explicit contractual agreements rarely end up in this kind of mess. A good contract up front saves the Juridisch Loket at the back. Want to get started? Create a profile or browse the map.

Frequently asked questions

Can I give notice verbally?

In theory yes, in practice no. Verbal termination is almost always disputed. At minimum send an email, ideally a registered letter. Only then do you have evidence of date and content.

What is the legal minimum notice period for tenants in the Netherlands?

For tenants of independent or dependent residential housing (including hospita rooms), the legal minimum is one calendar month. The contract may specify a longer period for the tenant, but maximum three months.

Can the hospita charge extra costs after notice?

Only if the contract explicitly allows it and the costs are reasonable (e.g. cleaning fees for abnormal mess). Generic "admin fees" or "vacancy surcharges" are not allowed. Ask the hospita for a detailed breakdown per cost item and send it to the Juridisch Loket if uncertain.

What do I do if the hospita does not return my deposit?

First send a formal demand (registered letter) with a 14-day deadline. No response? Contact the Juridisch Loket. For amounts up to 25,000 euros you can go to the subdistrict court with about 250 euros in court fees. Almost always the hospita pays before the hearing.

Does tenant protection also apply to hospita rooms?

Limited. Under the hospita regulation, the tenant has no eviction protection for the first nine months. After that probation period, eviction protection applies. But eviction protection limits a hospita who wants to terminate, not the tenant. You as tenant can always give notice within term.

Can the hospita put my belongings on the street if I stay past the end date?

No. Self-help eviction (kicking the tenant out yourself) is illegal. A hospita must always obtain an eviction ruling through the court. If the hospita does it anyway, call the police immediately and the Juridisch Loket. Serious damages apply.