Lodger regulation The Hague 2026: how it works here

The lodger regulation is a national exception in the Dutch Civil Code (article 7:232 paragraph 3): a tenant in 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 host can only terminate on specific legal grounds.

But that is only the national half of the story. The other half is filled in locally. Since the introduction of the Good Landlordship Act in 2023 and the The Hague landlord licence in 2024, the city has its own approach that differs on several points from Amsterdam, Utrecht, Rotterdam or Groningen. Our central lodger page sets out the national rules in more detail.

How does the national lodger regulation work?

The core is simple. If you own a house in The Hague, live there yourself, and rent out a room in that same house, then for the first nine months your tenant does not get full tenant protection. The host may terminate within that probation period for any reason, with a reasonable notice period.

After nine months the tenant gets regular tenant protection. From that moment the host can only terminate on specific statutory grounds, like urgent personal use or breach of contract. For a more detailed explanation of this probation period, read our article the lodger regulation explained for seeker and host.

Important: the host must actually live in the property at the time of renting. If the host moves out and the tenant stays, the lodger status lapses and it becomes regular tenancy.

What makes The Hague different from Amsterdam, Utrecht or Groningen?

Four things that set The Hague apart:

1. Landlord licence since 2024. Anyone renting out rooms in The Hague has needed a licence from the municipality since January 2024. For hosts with one room rented to one tenant there is usually an exemption, but as soon as you rent a second room or have multiple tenants, you fall under the licensing requirement.
2. International tenant market driven by international institutions. The Hague hosts the International Court of Justice, many embassies, Europol and Eurojust. That attracts expat tenants with different expectations than students. Hosts more often deal with tenants who want to communicate in English and who come for one to two years, not longer.
3. Divide between student neighbourhoods and government quarters. Zeeheldenkwartier and Bezuidenhout attract students and starters, Statenkwartier and Benoordenhout attract expat families and diplomats. The typical lodger tenant differs strongly by neighbourhood.
4. Strict enforcement on illegal room rental. Since 2022, The Hague has had a team that actively checks for overcrowding and illegal property splitting. For a legal host this is no problem, but the margin for improvisation is smaller than in some other cities.

What do you need to arrange as a host in The Hague?

A minimum checklist for anyone who wants to rent out a room in their own home in The Hague in 2026:

• Check your VvE (HOA) bylaws if you live in an apartment. Some HOAs forbid room rental. That applies on top of national and municipal rules.
• Ask permission from your mortgage provider. Many mortgages allow (partial) renting in the terms, but you usually need to notify them.
• Check if a landlord licence is needed at the municipality of The Hague. One room to one tenant usually falls under the exemption, but check with the housing department if in doubt.
• Create a written lodger contract. What needs to be in it is explained in our article what should be in a lodger contract.
• Have the tenant register at your address in the BRP (population register). That is required and not negotiable. International tenants will need a BSN first.
• Charge rent within the points system. If the tenant requests a check via the Rent Tribunal and your price is too high, you will need to lower the rent.

Comparison: The Hague, Amsterdam, Utrecht, Rotterdam and Groningen

Item	The Hague	Amsterdam	Utrecht	Rotterdam	Groningen
Good Landlordship Act	Yes, from 2023	Yes, from 2023	Yes, from 2023	Yes, from 2023	Yes, from 2023
Landlord licence for room rental	Yes, since 2024	Yes, since 2023	Yes, since 2024	Yes, since 2025	Yes, since 2024
Licence exemption host 1 room	Usually yes	Usually yes	Usually yes	Usually yes	Usually yes
Share of international tenants	Very high	High	Average	Average	Average
Typical lodger room rent	475 - 700	550 - 750	450 - 650	425 - 600	400 - 550

What are the rental prices in The Hague?

The Hague sits between Amsterdam and Rotterdam in terms of lodger room rent. For a lodger room in 2026 we see:

• Small room (10 - 12 m²): 475 to 575 euros per month including service costs
• Medium room (12 - 16 m²): 575 to 650 euros
• Large room (16+ m²): 625 to 750 euros

Neighbourhood differences are large. Zeeheldenkwartier and Archipelbuurt sit closer to the centre and cost more. More affordable living can be found in Transvaal, Schilderswijk or Laakkwartier, with good HTM tram connections to the universities of applied sciences. For expat tenants in Statenkwartier or Benoordenhout, the top of these ranges still sits well below regular expat rent.

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

For the seeker, the lodger regulation in The Hague is often favourable: lower rent than regular expat agents, the homeowner is directly reachable, no intermediary. But there are things to watch out for:

• The nine-month probation period is real. The host may terminate during that period. Make sure you have a written contract and know the notice period.
• Register at the BRP at your address. Without registration you have no right to housing benefit (although for non-self-contained rooms in 2026 you would not anyway) and no proof of residence. For international tenants, BRP registration is also needed to get a DigiD and a Dutch bank account.
• Ask for a rent specification immediately. What is the base rent, what are service costs? If in doubt you can have the price checked by the Rent Tribunal.

What are typical challenges in The Hague lodger relationships?

Three patterns we often see in The Hague lodger households:

1. Turnover from shorter international contracts. Many expat tenants stay one to two years and then leave for another posting. Hosts who take this into account look specifically for tenants with flexible exit possibilities, or accept that they will need to search again each year.
2. Communication in two languages. Many The Hague hosts rent to international tenants. Important agreements should be put in writing, and that is easier if the contract is ready in two languages. A bilingual contract is not legally required, but it prevents misunderstandings.
3. Different work schedules. An expat tenant who works for an international organisation sometimes has a different daily rhythm than a student or a working Dutch person. Early mornings due to time-zone meetings or late evenings due to international calls are not uncommon. Agree beforehand about noise and shared kitchen use.

Frequently asked questions

May a The Hague host charge above the points system?

No, the national points system for non-self-contained rooms also applies in The Hague. If your rent exceeds the maximum, the tenant can have the rent reduced via the Rent Tribunal. Service costs must be reasonable and itemised.

Do I need a landlord licence in The Hague as a host?

For a host with one tenant, the licensing exemption that the municipality of The Hague has had since 2024 usually applies. If you rent multiple rooms or have multiple tenants, check with the housing department what applies in your situation.

Can I evict a tenant in The Hague once the probation period is over?

After the nine-month probation period the tenant gets regular tenant protection. Termination is then only possible on statutory grounds, like urgent personal use or breach of contract. A host cannot simply terminate because the relationship is going less well.

What if my mortgage does not allow me to rent in The Hague?

Most mortgages allow room rental, provided you notify them. If your mortgage provider is difficult, you can try to get permission or look for another product. Renting without permission can lead to direct mortgage recall when discovered.

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

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

How do I start becoming a host in The Hague today?

Go through these steps: check HOA bylaws, ask mortgage provider permission, check licensing requirement with municipality, create written contract (possibly bilingual), price within points system, and register the tenant in the BRP. We at Huismaatje help you further with listings and match tools for your new tenant.