Lodger regulation The Hague: how the hospita rules work

The lodger regulation is a national exception in the Dutch Civil Code: a tenant who rents 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 host to end the tenancy.

But that is only the national half of the story. The other half is filled in locally. On top of the national Good Landlord Act (Wet goed verhuurderschap), municipalities can set their own rules on landlord licences, registration and room rental. Our explainer on hospita regulation in the Netherlands sets out the national rules in more detail.

How does the national lodger regulation work?

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

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

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

What can make The Hague different from other cities?

Four things to keep in mind in The Hague:

1. Landlord licence or registration. Under the Good Landlord Act, municipalities can require landlords to have a licence 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 The Hague before you start.
2. An international tenant market. The Hague is home to many international organisations and embassies. That attracts international tenants with different expectations than students. Hosts more often deal with tenants who want to communicate in English and who may stay for a limited period.
3. Differences between neighbourhoods. Some neighbourhoods attract mainly students and starters, others more expat families and diplomats. The typical lodger tenant can differ strongly by neighbourhood.
4. Enforcement on illegal room rental. Like other big cities, The Hague checks for overcrowding and illegal splitting of homes. For a legal host this is no problem, but there is little room for improvisation.

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:

• Check your owners' association (VvE) rules if you live in an apartment. Some VvE rules restrict room rental. That applies 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 licence or registration is needed with the municipality of The Hague.
• Create a written lodger contract. What needs to be in it is explained in our article on what to include in a rental contract.
• Have the tenant register at your address in the BRP (population register). That is required and not negotiable. For international tenants, registration is also how they get a BSN.
• Charge rent within the points system. If the tenant asks the Huurcommissie (rent tribunal) to test the starting rent within six months and your price is too high, you will need to lower the rent.

What is the same in every Dutch city?

For a classic lodger setup (a host who lives in the home plus one tenant), these national rules apply in The Hague, Amsterdam, Utrecht, Rotterdam and Groningen 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 licences, registration and enforcement.

What are the rental prices in The Hague?

The Hague generally sits between Amsterdam and Rotterdam in terms of lodger room rent. As a rough indication of asking prices for a lodger room, including service costs:

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

These are market indications, not legal maximums: the maximum base rent for a room always follows from the points system. Neighbourhood differences are large: areas close to the centre tend to cost more, neighbourhoods further out are often more affordable.

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

For the seeker, a lodger room in The Hague can be attractive: the host is directly reachable and there is no intermediary. But there are things to watch out for:

• The first nine months matter. The host can end the tenancy more easily 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 proof of residence, and for international tenants registration is also the route to a BSN, which you need for things like a bank account and health insurance. Rent benefit (huurtoeslag) is usually not available for a room with shared facilities.
• Ask for a rent specification immediately. What is the base rent, what are service costs? If in doubt you can have the rent checked by the Huurcommissie. Our guide to the housing points system and maximum rent shows how.

What are typical challenges in lodger relationships in The Hague?

Three patterns that come up regularly:

1. Turnover from shorter international stays. Some international tenants stay for a limited period and then move on. Hosts who take this into account plan ahead for finding a new tenant.
2. Communication in two languages. Many hosts in The Hague rent to international tenants. Important agreements should be put in writing, and a contract in two languages helps. A bilingual contract is not legally required, but it prevents misunderstandings.
3. Different work schedules. An international tenant may keep a different daily rhythm, for example because of calls across time zones. Agree beforehand about noise and shared kitchen use.

Frequently asked questions

May a host in The Hague charge above the points system?

No, the national points system for rooms also applies in The Hague. If the rent exceeds the maximum, the tenant can ask the Huurcommissie to test the starting rent within six months after the tenancy started. Service costs must be reasonable and itemised.

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

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 The Hague what applies before you start.

Can I evict a tenant in The Hague once the first nine months are over?

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

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 constructs with different rules. The lodger regulation requires that the host lives in the property and rents out a room in it.

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

Go through these steps: check your VvE rules, check your mortgage conditions, check the licence or registration rules with the municipality, create a written contract (possibly bilingual), 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.