Grounds for Termination by Landlords in Leiden: When Is It Allowed?

In Leiden, landlords cannot terminate a rental agreement arbitrarily; there must be valid grounds for termination, as laid down in Article 7:271 of the Dutch Civil Code (BW). Three main categories also apply locally: urgent own use (e.g., for family), non-payment of rent (after summons), and disorderly behaviour. For residential rentals in the university city of Leiden, the landlord must prove that no reasonable alternative exists, taking into account the tight housing market around Leiden University and the station area. In cases of own use, the tenant receives priority for an alternative dwelling via the municipality of Leiden's priority list. The court examines strictly: only about 20% of termination attempts succeed, partly due to local tenant protection for students and young professionals. Procedure: written notice of termination with reason, followed by possible tenant consent or court proceedings at the District Court of The Hague, Leiden branch. Tenants with municipal urgency status from Leiden have extra protection, especially in neighbourhoods such as Pieter de la Court or Roomburg. Example: a landlord in the city centre wants to move in themselves after retirement – this qualifies as urgent own use provided it is proven with ties to Leiden. For renovations addressing the housing shortage, temporary termination applies, in line with municipal renovation plans. Landlords risk damage claims for unjustified termination, while tenants can claim a penalty for non-compliance. These grounds balance interests in Leiden's rental policy and prevent arbitrariness. (248 words)