Urgent works and renovation – residential property

Article 7:220 of the Dutch Civil Code

A tenant is obliged to cooperate with urgent works to the leased property. However, where renovation works are concerned, that obligation only arises after the landlord has made a reasonable written proposal to the tenant. Such a proposal should, for example, include a description of the renovation works, the expected duration of the works, and whether and to what extent a rent increase will apply after completion.

Renovation of a complex

Where the renovation concerns a residential complex, a proposal is presumed to be reasonable if 70% or more of the tenants have agreed to it. If a tenant nevertheless disagrees with the proposal, they must apply to the court to have the reasonableness of the proposal assessed. The time limit for doing so is eight weeks after the landlord has informed the tenant that 70% of the tenants have agreed.

Temporary relocation

If the renovation requires the tenant to move out temporarily, the landlord of self-contained residential accommodation is obliged to offer a contribution towards the moving costs. As of 28 February 2026, the minimum statutory contribution is €7,926. The landlord may also offer compensation in kind, for example by arranging the removal and repainting the new property. The tenant is not obliged to accept such an offer in kind.

Urgent works

In the case of both urgent works and renovation, a tenant may be entitled to a reduction in rent, termination of the tenancy agreement and/or damages. Whether such claims are granted depends on the specific circumstances of the case. Disputes often arise where it is unclear what type of works are involved, or where no reasonable proposal has been made. Case law in this area is highly fact-specific.

If, as a landlord, you wish to carry out urgent works or a renovation, or if you are a tenant faced with such works, our property law specialists will be pleased to assist you.