Lodger regulation Groningen: how the hospita rules work

The lodger regulation is a national exception in the Dutch Civil Code: the tenant of a room in the home where the landlord lives has less tenant protection than a regular tenant, at least during the first nine months. After that, it becomes harder for the landlord to end the tenancy.

But that is the national half of the story. The other half is filled in by the city of Groningen. On top of the national Good Landlord Act (Wet goed verhuurderschap), municipalities can set their own rules on landlord permits, registration and room rental. Our explainer on hospita regulation in the Netherlands lays out the national rules in more depth.

How does the national lodger regulation work?

The core is simple. If you live in a house in Groningen yourself and rent out a room in that same house, the tenant has limited rent protection for the first nine months. During that period the lodger landlord can end the tenancy relatively easily, with the notice period from the contract and the law.

After the nine months it becomes harder for the lodger landlord to end the tenancy. If the tenant does not agree, the landlord has to go to court. The rent is capped by the points system for rooms from the very first day.

Important: the lodger landlord must live in the property. If the lodger landlord moves out and the tenant stays behind, the situation changes and the special lodger rules may no longer apply.

What can make Groningen different from other cities?

Three things to check in Groningen:

1. Landlord permit or registration. Under the Good Landlord Act, municipalities can require landlords to have a permit or to register, sometimes only for certain types of rental or certain areas. Whether this applies to a single lodger room in your own home, or only once you rent out several rooms, is something to check with the municipality of Groningen before you start.
2. Enforcement in student neighbourhoods. Like other student cities, Groningen keeps an eye on overcrowding, noise nuisance and illegal room rental. For a legal lodger landlord this is not a problem.
3. Many students. Groningen is a big student city, which means high demand for rooms, especially at the start of the academic year.

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:

• Check the rules of your owners' association (VvE) if you live in an apartment. Some VvE rules restrict room rental. That sits on top of national and municipal rules.
• Check your mortgage conditions. Ask your mortgage provider whether you need to report the rental or ask for permission.
• Check whether a landlord permit or registration is required with the municipality of Groningen.
• Make a written lodger contract. What it should contain is explained in what to include in a rental 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 points system. If the tenant asks the Huurcommissie (rent tribunal) to test the starting rent within six months and your price proves too high, you will have to lower the rent.

What is the same in every Dutch city?

For a classic lodger setup (a landlord who lives in the home plus one tenant), these national rules apply in Groningen, Amsterdam, Utrecht and Rotterdam alike:

• Rent protection: limited during the first nine months, after that ending the tenancy becomes harder.
• Maximum rent: set by the points system for rooms. A room is always regulated, and the WOZ value does not count for rooms.
• Room rental exemption 2026: €6,633 per year.
• Deposit: at most two months' base rent.

What differs per city are local rules on permits, registration and enforcement.

What are rent prices in Groningen?

Groningen has become more expensive in recent years but is still considerably cheaper than Amsterdam. As a rough indication of asking prices for a lodger room, including service charges:

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

These are market indications, not legal maximums: the maximum base rent for a room always follows from the points system. Neighbourhood differences remain large. The city centre sits at the upper end, while neighbourhoods further out are often cheaper, many with bus connections to the Zernike campus.

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

For the seeker, a lodger room can be attractive: the resident landlord is directly approachable and there is no middleman. But there are points of attention:

• The first nine months matter. The lodger landlord can end the tenancy more easily 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 proof of residence, and things like your BSN, allowances and post can get stuck. Note that rent benefit (huurtoeslag) is usually not available for a room with shared facilities anyway.
• Ask directly for a rent breakdown. What is base rent, what are service charges? In case of doubt you can have the rent checked via the Huurcommissie. Our guide to the housing points system and maximum rent shows how.

What are typical challenges in lodger relationships?

Three patterns that come up regularly in student cities like Groningen:

1. The summer exodus. Many students go home in summer. Clear agreements about rent during holidays help (usually: rent continues).
2. Parties and neighbours. Make agreements early about guests and noise.
3. Move-out at the end of the academic year. Many tenants want to move after graduating. A lodger landlord benefits from planning ahead for a new tenant.

Frequently asked questions

May a Groningen lodger landlord charge above the points system?

No, the national points system for rooms applies in Groningen too. If the rent is higher than the maximum, the tenant can ask the Huurcommissie to test the starting rent within six months after the tenancy started. Service charges must be real and itemised.

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

That depends on the local rules and on your situation, for example whether you rent out one room or several. Check with the municipality of Groningen what applies before you start.

Can I evict the Groningen tenant once the first nine months are over?

Not just like that. After nine months it becomes harder for the lodger landlord to end the tenancy; if the tenant does not agree, the landlord has to go to court. 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?

Check your mortgage conditions and ask your lender for permission before you start. If your lender does not agree, get advice before renting out, as renting without permission can cause problems with your mortgage.

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 landlord lives in the property and rents out a room in it.

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

Run through these steps: check your VvE rules, check your mortgage conditions, check the permit or registration rules with the municipality, make a written contract, set the rent within the points system, and make sure the tenant registers in the BRP. Then find a tenant who fits your household, for example via Huismaatje.