Temporary vs permanent rental contract: Dutch tenant rights

You find a room, agree on a price, and then they send you a contract. It says "rental agreement for a fixed term, 12 months." You think: okay, that sounds normal. But what does that mean exactly? Can you be put out after those 12 months? And can a landlord just offer such a temporary contract?

The rules changed considerably in 2024. Many landlords and tenants do not know the new rules well. Here is the explanation.

What changed on 1 July 2024?

Until mid-2024 it was relatively easy for landlords to offer temporary rental contracts. They closed a contract for a limited period, and when it ended the tenant was out. Without a stated reason, without court intervention, simply done.

That system has been abolished.

From 1 July 2024 the permanent rental contract, for an indefinite period, is again the default. A landlord cannot simply offer a temporary contract anymore. If they do without a legal basis, the contract is treated as a permanent one.

This is a big shift for tenants. A permanent contract gives you tenant protection: your landlord cannot just ask you to leave.

What is a permanent rental contract?

A contract for an indefinite period means you can stay as long as you want, provided you pay rent and keep to the agreement. Your landlord can only end the rental agreement on a legal ground and via the correct procedure.

Those legal grounds are limited:

• The landlord wants to occupy the home themselves (personal use)
• The tenant does not pay
• The tenant causes nuisance and refuses to stop
• The home is being demolished or renovated and vacancy is necessary
• There is a change of zoning use

A landlord cannot terminate because they prefer a different tenant, or because rent could go up if you leave. Those are not valid grounds.

If you want to leave, you give notice yourself. If you pay rent monthly, the notice period for you as a tenant is one calendar month. You send a letter or email with the notice and your room is empty on the agreed date.

When is a temporary contract still allowed?

Since 1 July 2024, temporary contracts are only allowed in a limited number of situations set by law, for example for certain groups such as students. They are exceptions, not the rule.

The campus contract. This is a rental contract linked to your enrolment at an educational institution. If you study at the UvA, HvA or another institution, you can get a campus contract for student housing managed by organisations like DUWO or Lieven de Key.

The principle: you rent the home as long as you study. Once you are finished studying, you must leave. This is a legitimate exception. The reason is that student housing is targeted at students, and if everyone could stay indefinitely, there would be no flow.

Note: a campus contract may only be offered by recognised institutions (housing corporations and recognised landlords for student housing). A private landlord cannot simply invoke this.

Other legal exceptions. There are a few other situations in which the law allows a temporary contract, but each comes with strict conditions. If a landlord offers you a temporary contract, always ask which legal exception they rely on, and check it with the Juridisch Loket if you are unsure.

What if you are still offered a temporary contract?

If a landlord offers you a temporary contract without a valid ground, that contract is not legally valid as a temporary contract. It is treated legally as a permanent contract.

In practice this means: if you receive a letter at the end of the "temporary" period saying you must leave, you can refuse. You then have a permanent rental contract and your landlord needs a legal ground to evict you.

This sounds strong, but there is a flip side: if you want to enforce this, you have to fight for it. The landlord does not always recognise it voluntarily. You can go to the Juridisch Loket, a rental lawyer, or to court. That costs time and energy.

It is therefore always better to understand what kind of contract you have before signing, than having to litigate after the fact.

Questions to ask before you sign

If you receive a contract, ask these questions:

Is this a contract for a fixed or indefinite period? If it is for a fixed period, what is the legal basis? Is there a campus contract that applies? Is it for personal use by the landlord?

What is the notice period for you as a tenant? If you pay rent monthly, that should be one month.

Are there clauses in the contract that conflict with the law? Some landlords put things in contracts that legally do not stand. The fact they put it in does not make it enforceable. But you should know about it.

A useful reference: our Dutch rental contract checklist walks you through a contract step by step.

Sublet: a separate category

Are you renting a room from a main tenant who rents the home themselves? Then you are subletting. The rules are different.

The main tenant is your landlord, but they are themselves a tenant of the building owner. In many cases sublet is not allowed without permission from the owner. And even if the main tenant gives you a temporary contract: rules apply to that too.

The risk with sublet is that if the main tenant loses their contract, you may also have to leave. Read more about subletting and landlord permission.

What is a reasonable notice period if the landlord terminates?

If a landlord has a valid reason to terminate, a notice period applies: at least three months, increasing by one month for every full year you have lived there, up to a maximum of six months. If you do not agree to the termination, the landlord has to go to court.

For a room with a resident landlord (hospitaverhuur), different rules apply: during the first nine months you have limited rent protection, and after that ending the tenancy becomes harder for the landlord.

If the landlord terminates without a valid reason or does not observe the notice period, you can challenge the termination. In the end, the court decides.

And what if you simply do not want to live there anymore?

Then it is simple: you give notice. Send a written termination to the landlord with the date you will leave. The notice period for you as a tenant is one month if you pay rent monthly.

Always send the termination in writing, so you can prove that you did it and when. An email with read receipt or a registered letter works best.

Then you hand over the room in the state you received it, minus normal wear and tear. Read more on how to recover your deposit in our article on getting your deposit back.

Social housing: different rules

The rules on temporary and permanent contracts apply to rooms and homes alike. Keep in mind that a room is never in the free sector: its rent is always capped by the points system. For self-contained social housing (up to and including 143 points, maximum base rent €932.93 in 2026) additional rules can apply.

Do you have social housing, think of a DUWO room or a home via a housing corporation, then in some cases you have additional rights. But you also deal with campus contracts and other specific arrangements. Always check carefully with your landlord or housing corporation.

Summary

Permanent contract is now the default. If someone offers you a temporary contract without a good reason, you probably still have tenant protection.

Campus contracts are a legitimate exception, but only at recognised student housing providers.

Do not sign a contract without knowing what kind it is. Ask. Have it explained. And if you have doubts, get advice from the Juridisch Loket before you sign.

Looking for a room with transparent rental terms? Searching on Huismaatje is free. Our complete guide to tenant rights in Amsterdam walks through every right in detail, and our guide to renting a room in Amsterdam covers the whole search-and-sign process from start to finish.

Frequently asked questions

Can my landlord just put me on the street after a temporary contract ends?

Not just like that. Since 1 July 2024 a temporary contract without a legal basis is treated as a permanent contract. If you receive an eviction request at the end of the term, contact Juridisch Loket or !WOON Amsterdam before doing or signing anything.

My landlord says I have a campus contract, but I rent from a private individual. Is that correct?

Probably not. Campus contracts may only be offered by recognised student housing providers like DUWO, De Key or SSH. A private landlord cannot invoke the campus contract regulation. In doubt? Get advice from the Juridisch Loket or a local tenant advice service.

What is the notice period if I want to leave my room?

If you pay rent monthly, the notice period for you as a tenant is one calendar month. Always send your notice in writing, preferably by email with read receipt or registered letter, so you can prove the date.

My landlord wants to raise the rent halfway through my contract. Is that allowed?

A landlord may raise the rent at most once a year, and never by more than the legal maximum. For free-sector homes the contract usually contains an indexation clause; for regulated rents, including rooms, the landlord must send a written proposal in time. See rent increase in the Netherlands.

I rent from someone who is themselves a tenant. Do I also fall under the new law?

The rules on temporary contracts apply to sublet too, but your position is weaker: if the main tenant loses their contract, you can also lose your accommodation. Always check if sublet is allowed and confirm that you have your own rental contract in your name.