Co-Living & Shared Room Agreement (Netherlands)
A Netherlands co-living and shared-room agreement for HMO-style properties, covering private rooms plus communal areas, joint versus several liability, shared bills, conduct and room-conversion licensing.
What's included
- Private room plus shared communal-area use
- Joint versus several liability clearly set out
- Shared bills and service-charge apportionment
- House conduct and nuisance standards
- Room-conversion / letting permit compliance
- Deposit cap and 14-day return
- Rent review via WWS points system
- Replacement housemate procedure
- Signature block
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🇳🇱 Local law notes — Netherlands
Room lets are tenancies of non-self-contained living space (onzelfstandige woonruimte) under Book 7 BW with full huurbescherming; fixed-term room contracts are capped at five years under the Wet vaste huurcontracten (2024), otherwise indefinite. Converting a dwelling into separate rooms usually requires a municipal omzettingsvergunning plus compliance with fire-safety and maximum-occupancy rules. Deposits are capped at two months' bare rent under the Wet goede verhuurderschap, regulated rents follow the WWS points system reviewable by the Huurcommissie, and liability turns on whether residents hold individual room contracts (several) or one joint contract (hoofdelijk aansprakelijk).
Inside the document
1. Parties and Room
This Co-Living & Shared Room Agreement is between the Landlord/Operator and the Resident, letting a private room at the stated shared property together with shared use of kitchen, bathroom, and living areas.
2. Nature of the Agreement
This is a tenancy of non-self-contained living space (huur van onzelfstandige woonruimte / kamerhuur) under Book 7 BW, carrying tenant protection (huurbescherming). Where let as a fixed-term room contract, the maximum term for non-self-contained space under the Wet vaste huurcontracten is five years; otherwise the tenancy is indefinite.
3. Rent, Service Charges and Shared Bills
The Resident pays monthly bare rent for the room plus a fair share of service charges and utilities (gas, water, electricity, internet, cleaning of common areas), apportioned as stated. The Landlord provides an annual service-charge statement. Regulated room rents follow the housing points system (WWS) and may be reviewed by the Huurcommissie.
4. Deposit (Waarborgsom)
The deposit is capped at two months' bare rent under the Good Landlord Act (Wet goede verhuurderschap) and returned within fourteen days of departure, less only lawful deductions.
5. Liability — Joint or Several
This agreement states whether liability is several (each resident liable only for their own room and share) or joint and several (hoofdelijk aansprakelijk, each liable for the whole). Individual room contracts create several liability; a single group contract for the whole property creates joint and several liability. The chosen basis is stated in the schedule.
6. House Conduct and Communal Living
Residents must keep communal areas clean, follow the cleaning rota and house rules (huisreglement), respect quiet hours, and avoid nuisance (overlast) to housemates and neighbours. Persistent breaches are grounds for action against the responsible resident.
7. Use and Subletting
The room is for residential use by the named Resident only. Subletting, short-let re-advertising, or admitting additional occupants is prohibited without the Landlord's written consent.
8. Replacement Housemate
Where a resident leaves, any replacement must be approved by the Landlord in writing before moving in. Under a joint contract, remaining residents stay liable until a replacement is formally accepted.
Frequently Asked Questions
Do I need a permit to rent out a house room-by-room in the Netherlands?
Often yes. Many municipalities require a room-conversion permit (omzettingsvergunning) to convert a dwelling into separate rented rooms, and impose fire-safety and maximum-occupant rules. Letting rooms without a required permit can lead to municipal fines.
In a shared Dutch flat, am I liable for my housemates' unpaid rent?
It depends on the contract. With individual room contracts you are only liable for your own room (several liability). With a single joint contract for the whole property, all tenants are jointly and severally liable (hoofdelijk aansprakelijk) for the full rent.
Can room rent in a shared house be challenged?
Yes. For rooms in the regulated sector the rent is set by the WWS points system, and a resident can ask the Huurcommissie to assess whether the rent and service charges are lawful.