Lodger regulation Groningen 2026: how it works here

The lodger regulation is a national exception in the Dutch Civil Code (article 7:232 paragraph 3): the tenant of a lodger room has less tenant protection than a regular tenant, at least during the first nine months. After that the tenant moves into regular tenant protection and the lodger landlord can only terminate on specific grounds.

But that is the national half of the story. The other half is filled in by the city of Groningen. Since the introduction of the Good Landlordship Act in 2023 and the Groningen landlord permit in 2024, the city has its own approach that differs from Amsterdam or Utrecht on a few points. Our main lodger landlord hub lays out the national rules in more depth.

How does the national lodger regulation work?

The core is simple. If you own a house in Groningen, live there yourself, and rent out a room in that same house, the tenant does not have full tenant protection for the first nine months. The lodger landlord can terminate within that trial period for any reason, with a reasonable notice period.

After the nine months the tenant gains regular tenant protection. From that point onwards the lodger landlord can only terminate on specific legal grounds, such as urgent personal use or breach of contract. For a more detailed explanation of this trial period our article lodger regulation explained for seeker and lodger landlord is available.

Important: the lodger landlord must live in the property at the time of renting out. If the lodger landlord moves out and the tenant stays behind, the lodger status falls away and it becomes a regular tenancy.

What makes Groningen different from Amsterdam or Utrecht?

Three things distinguish Groningen:

1. Landlord permit since 2024. Anyone renting rooms in Groningen has needed a permit from the city since January 2024. For lodger landlords with one room to one tenant there is usually an exemption, but as soon as you rent a second room or have multiple tenants, your situation falls under the permit obligation.
2. Active enforcement in student neighbourhoods. Groningen has an enforcement team that actively checks houses in Korrewegwijk, Oranjebuurt, Schildersbuurt and Selwerd for overcrowding, noise nuisance and illegal room rental. For a legal lodger landlord this is not a problem, but it does mean the city knows you are renting out.
3. A higher student density. With around 65,000 students out of 240,000 residents, Groningen is proportionally the most student-dense city in the Netherlands. That means high demand for rooms but also stricter social-administrative oversight of bad landlords.

What do you need to arrange as a lodger landlord in Groningen?

A minimum checklist for those wanting to rent out a room in their own house in Groningen in 2026:

• Check the deed of partition of your VvE (if you live in an apartment). Some VvEs prohibit room rental. That sits on top of national and municipal rules.
• Ask permission from your mortgage provider. Many mortgages have terms allowing partial rental, but you usually have to report it.
• Check whether a landlord permit is required with the city of Groningen. One room to one tenant usually falls within the exemption, but do not hesitate to check with the Housing department.
• Make a written lodger contract. What it should contain is explained in what should be in a lodger contract.
• Ask the tenant to register at your address in the BRP. That is mandatory and not up for discussion.
• Charge a rent within the point system. If the tenant requests a check via the Huurcommissie and your price proves too high, you will have to lower the rent.

Comparison: Groningen, Amsterdam, Utrecht and Rotterdam

Element	Groningen	Amsterdam	Utrecht	Rotterdam
Good Landlordship Act	Yes, from 2023	Yes, from 2023	Yes, from 2023	Yes, from 2023
Landlord permit room rental	Yes, since 2024	Yes, since 2023	Yes, since 2024	Yes, since 2025
Permit exemption for lodger with 1 room	Usually yes	Usually yes	Usually yes	Usually yes
Enforcement in student neighbourhoods	Active	Active	Active	Targeted by district
Student density	Very high	High	High	Average
Common lodger room rent	400 - 550	550 - 750	450 - 650	425 - 600

What are rent prices in Groningen?

Groningen has become more expensive in recent years but is still considerably cheaper than Amsterdam. For a lodger room in 2026 we see:

• Small room (10 - 12 m²): 400 to 475 euros per month including service charges
• Medium room (12 - 16 m²): 475 to 550 euros
• Large room (16+ m²): 525 to 625 euros

Neighbourhood differences remain large. The centre (Binnenstad, Hortusbuurt) sits at the upper end. Cheaper living can be found in Selwerd, Lewenborg or Vinkhuizen, often with good bus connections to the Zernike campus.

What if I want to rent in Groningen as a lodger tenant?

For the seeker the lodger regulation in Groningen is often favourable: lower rents, the resident landlord is directly approachable, no middleman. But there are points of attention:

• The nine month trial period is real. The lodger landlord may terminate during that period. Make sure you have a written contract and know what notice period applies.
• Register at the BRP at the address. Without registration you have no right to housing benefit (although you have no right for non-independent rooms in 2026 anyway) and no proof of residence.
• Ask directly for a rent breakdown. What is base rent, what are service charges? In case of doubt you can have the price checked via the Huurcommissie.

What are typical challenges in Groningen lodger relationships?

Three patterns we see in Groningen lodger households:

1. The summer exodus. Many students go home in summer. The lodger landlord then sits with a house that has gone quiet. Clear agreements about rent during holidays help (usually: rent continues).
2. Student parties and neighbours. The Korrewegwijk and Oranjebuurt are known for periodic noise complaints. Make agreements early about when parties can or cannot happen.
3. Move-out at end of academic year. Many tenants want to move after 9 or 10 months because they graduated. A lodger landlord must be flexible in finding replacements, or wait a full year for new demand.

Frequently asked questions

May a Groningen lodger landlord charge above the point system?

No, the national point system for non-independent housing applies in Groningen too. If your rent ends up higher than the maximum, the tenant can have the rent reduced via the Huurcommissie. Service charges must be real and itemised.

Do I need a landlord permit in Groningen as a lodger landlord?

For a lodger landlord with one single tenant there is usually an exemption from the permit obligation that the city of Groningen has had in place since 2024. If you rent multiple rooms or have multiple tenants, ask the Housing department what applies to your situation.

Can I evict the Groningen tenant once the trial period is over?

After the nine month trial period the tenant gains regular tenant protection. Termination then is only possible on legal grounds, such as urgent personal use or breach of contract. A lodger landlord cannot simply terminate because the relationship is not going well.

What if my mortgage does not want me to rent out in Groningen?

Most mortgages allow room rental as long as you report it. If your mortgage provider is difficult, you can try to get permission or look for another product. Renting out without permission can lead to immediate repayment of the mortgage if the bank finds out.

Does the lodger regulation also apply to anti-squat or temporary rental?

No, anti-squat and temporary rental are separate legal constructions with different rules. The lodger regulation requires that the owner lives in the property and rents out a room to a tenant for longer term.

How do I start as a lodger landlord in Groningen today?

Run through these steps: check VvE deed of partition, ask permission from mortgage provider, check permit obligation with the city, make written contract, set price within point system, and register the tenant in the BRP. We at Huismaatje help you further with listings and match tools for your new tenant.