Eviction for Rent Arrears: Steps in the Netherlands

Landlord termination (own use, breach) 2 min read · published September 11, 2025

As a tenant in the Netherlands you may face eviction because of rent arrears. This guide helps you step by step: what to do immediately, which documents to gather, how to contact the landlord and when to seek legal help. We explain in plain language which deadlines and procedures matter, what rights you have under tenancy law, and how to organize evidence for a defense. You can also consult the Rent Tribunal or official government information for steps and forms.[2][3]

What to do if eviction is imminent

Respond immediately to any written notices and read carefully which deadline is specified. Note dates and make copies of all documents: tenancy agreement, payment records, reminders and previous correspondence with the landlord. Also check whether the landlord has started a court procedure or only sent a warning.[1]

Do not respond too late to official notices.
  • Keep the tenancy agreement and proof of payments
  • Collect all correspondence and emails with the landlord
  • Take photos or videos of the property condition as evidence
  • Copy received reminders and any summons
Keep digital copies in two different places.

Communication and payment arrangements

Try to speak with the landlord first and ask for a written payment plan if possible. Record all agreements in writing and confirm by email or registered mail. If you agree on a payment plan, pay according to it and keep proof.

  • Contact the landlord and ask about options
  • Propose a written payment arrangement and send confirmation
  • Pay partial amounts where possible and keep receipts
  • Request a written statement if the landlord accepts an arrangement
A written payment arrangement can prevent further steps.

Formal steps and court eviction

If the landlord goes to the subdistrict court, a summons and possibly an eviction order will follow. A landlord may not evict without a court decision. Prepare your defense: focus on proof of payments, communication and any defects in the property that affected your ability to pay.

  • Check the summons and deadlines carefully
  • Seek legal assistance or help from a tenant organization
  • File a defense with the court within the stated period
  • Prepare proof of payments and correspondence
It is illegal in the Netherlands for a landlord to evict a tenant without a court order.

Frequently Asked Questions

Can the landlord evict me without a court?
No. A landlord needs a court judgment to evict.
What does the Rent Tribunal do?
The Rent Tribunal (Huurcommissie) deals with disputes about rent level and service charges and issues decisions on such matters.
What should I do if there is intimidation or unlawful access?
Report intimidation and unlawful access immediately, make photos or other evidence, and contact the police or legal assistance if threatened.

How-To

  1. Read the summons and note all deadlines
  2. Gather evidence: agreement, payment proof and photos
  3. Send a written response to the landlord and keep a copy
  4. File a defense at the subdistrict court or seek advice from the Rent Tribunal
  5. Attend the hearing prepared and bring all documents

Key Takeaways

  • Respond within stated deadlines to preserve your rights.
  • Document all payments and communication carefully.
  • Seek help early from a legal advisor or tenant organization.

Help and Support


  1. [1] Wetten.overheid.nl
  2. [2] Huurcommissie.nl
  3. [3] Government.nl
Bob Jones
Bob Jones

Editor & Researcher, Tenant Rights Netherlands

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for tenants everywhere.