Hospita refuses your notice? How to end the tenancy properly

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 the notice period is respected. If there is no notice period in the contract, or no written contract at all, the legal notice period applies: one calendar month if you pay rent monthly. Not sure what your contract should say? See what to include in a rental contract.

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 (aangetekend) via PostNL 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?" Even without a reply, that email helps your position in a dispute.

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 getting your deposit back for more context on what a landlord 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 legal advice, including on tenancy disputes. Check their website for how to reach them by phone or in person. 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 for rent, service costs and defects

A hospita room is a room, and a room is always regulated by the points system, whatever the rent. So the Huurcommissie (rent tribunal) can rule on:

Excessive rent (points-system check; the starting rent can be tested within six months after the tenancy started)
Service-cost disputes
Maintenance defects that go unfixed

Our explainer on hospita regulation in the Netherlands covers the rules that apply to hospita rooms.

For deposit disputes you go to the subdistrict court (kantonrechter). The court fee depends on the amount you claim and can often be recovered from the hospita if you win.

Special case: a contract with an end date

Since 1 July 2024, temporary rental contracts are only allowed in a limited number of situations set by law. A proposal to allow longer temporary contracts for hospita rentals has not become law. So if your hospita contract has an end date, check whether that end date is actually valid; if not, the contract may count as a permanent one. Either way, you as a tenant can give notice in writing. Our article on temporary versus permanent rental contracts explains the difference.

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 notice period applies (one calendar month if you pay rent monthly).

When can you skip the notice period?

In exceptional situations it may be possible to end the tenancy faster:

Serious defects the hospita does not fix after formal notice: mould, no hot water for more than a week, unsafe use of shared spaces
Unsafe situations: threats, violence, harassment. Here your safety comes first: go straight to the police and contact the Juridisch Loket
Hospita acting unlawfully: for example deposit demands that are not allowed or discriminatory behaviour

Ending a contract without the normal notice period is legally complex. Always check your situation with the Juridisch Loket before you leave without giving notice.

How Huismaatje fits in

Many termination conflicts arise because hospita relationships start informally and clear written agreements never get made. A good conversation and a written contract up front prevent a lot of trouble later. Looking for your next room? On Huismaatje you contact hospitas directly and for free: see our guide to renting a room in Amsterdam.

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 residential housing (including hospita rooms) who pay rent monthly, the legal notice period is one calendar month. If your contract asks for a longer notice period, check with the Juridisch Loket whether that is valid.

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 without a lawyer; the court fee depends on the amount. Often the hospita pays once you make clear you are serious.

Does tenant protection also apply to hospita rooms?

Limited. Under the hospita regulation, the tenant has limited rent protection during the first nine months. After that, ending the tenancy becomes harder for the hospita. But that protection limits a hospita who wants to terminate, not the tenant. You as a tenant can always give notice, as long as you respect the notice period.

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 contact the Juridisch Loket. The hospita may then be liable for damages.