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Contract and agreements

In our residential buildings you can choose your own room mate.

When we enter into a tenancy agreement, we basically commit to a number of mutual rights and obligations.

These rights and obligations are not only listed on the tenancy agreement itself, but also on a number of supplementary documents. These documents outline the various dos and don’ts, as well as how we will be dealing with each other. The following sections go into a few separate agreements.

A tenancy agreement has legal status. When Stadswonen and a prospective tenant enter into a tenancy agreement, they basically commit to a number of mutual rights and obligations. These rights and obligations are not only listed on the tenancy agreement itself, but also on a number of supplementary documents.

When you sign the tenancy agreement, you also declare yourself in agreement with the General Tenancy Terms and Conditions and (where applicable) the Residential Management Regulations. These documents establish how we are expected to treat one another.


Student tenancy agreement

In a number of residential complexes, the unit is offered on the basis of a student tenancy agreement. This agreement stipulates that you are entitled to rent your unit as long as you are registered as a full-time student at higher professional education (HBO) or academic higher education (WO) in Rotterdam. When you sign the tenancy agreement for such a unit, you automatically agree to move out within six months of ending your studies.

Student tenancy agreements are used in the case of residential complexes that are exclusively reserved for the following target groups:

  • Students enrolled in a higher professional education (HBO) programme in Rotterdam
  • Student enrolled in a academic higher education (WO) programme in Rotterdam

Our overview of residential complexes specifies per building which target group or groups the complex is reserved for and whether residents are required to sign a student tenancy agreement.


Moving out after finishing your studies

The student tenancy agreement stipulates that you are entitled to rent your unit as long as you are registered as a full-time student at higher professional education (HBO) or academic higher education (WO) in Rotterdam. When you sign the tenancy agreement for such a unit, you automatically agree to move out within six months after graduation or cancelling your enrolment as a student.


Enforcement of the student tenancy agreement

When you enter into a student tenancy agreement with Stadswonen Rotterdam, you give Stadswonen permission to check whether you are in fact enrolled as a student. This check can be done in two different ways:

  1. Stadswonen Rotterdam contacts the stated educational institution to confirm that you are indeed (still) studying there.
  2. Stadswonen Rotterdam requires you to prove that you are (still) studying at the stated educational institution.

Are you no longer registered as a student or have you failed to reply to our request for confirmation of your student status? Then we will write you to inform you of the start of your six-month moving period. The idea is for you to find a different unit within this period.

After notifying you of the start of your six-month moving period, Stadswonen Rotterdam will terminate your tenancy agreement as of the first date of the expiration of the six-month moving period. If you do not cooperate with this procedure, we will ask the court to annul your tenancy agreement. Please avoid this situation by looking for a new place to live on time.


My student tenancy agreement has expired – what’s next?

Of course, we’re happy to offer you an alternative. As a Stadswonen tenant, when you finish your studies, you can move to a new unit that is in line with – and often more suited to – your new situation as a recent graduate. We call this your housing career. But once again: be sure to register on time!

In addition, you can also opt for renting a unit via Woonstad Rotterdam. To register, you first need to apply for a housing pass at Woonnet Rijnmond. The sooner you apply for this housing pass, the longer your registration term will be. And the longer your registration term, the greater your chances of getting the unit you’ve applied for.

Sometimes it’s simply nicer to live together with one or more friends, or to move in with your partner. This is possible on some of the units offered by Stadswonen Rotterdam.

Rooms

It’s not common for two or more rooms in a residential building or on a floor to become available at precisely the same time. The best chance for you and your friend or partner to live together in the same building or on the same floor is when one of you is already a resident. The next time a room becomes available in the building, the existing resident opts for selection by ballot (called hospiteren in Dutch). His or her friend is then free to respond to the advertised room. If the candidate is high enough on the list, the existing resident is allowed to choose this candidate as his or her new housemate. Of course, in cases where multiple housemates are involved, the decision will naturally need to be taken in consultation. Please keep in mind that the person responding to the advert has to have a high enough spot on the waiting list to be eligible as a candidate.


Studios

The maximum occupancy for a studio unit is one person. In other words, you are not allowed to live together with someone else in a studio.


Flats

You are allowed to live together in one of our flats. This is based on the assumption that you will be living together with your partner. If you prefer to live together with a friend or family member rather than a partner, please keep in mind that some flats are more suited to this kind of arrangement than others. This information is included in the details on flats that are listed as available on our website.

To qualify for a unit in which you can live together with your partner, only one of the prospective partners needs to be registered with Stadswonen Rotterdam. In other words: either you or your partner has to be registered with us.

Our units are not suitable for keeping pets. Would you like to keep a pet nevertheless? In that case please check the applicable rules in advance. You are only allowed to keep pets that do not cause any kind of nuisance for your housemates and neighbours. Are you renting a room? In that case you will need written permission from Stadswonen Rotterdam to keep a pet. You can apply for permission via info@stadswonenrotterdam.nl. Is your residential building supervised within a management structure? In that case you will be required to submit your request to the residents’ committee.

Would you like to throw a party? Sure! But be sure to make clear agreements in advance. And you need to take care that you and your guests don’t create a nuisance for the other residents. Please inform your neighbours – and the residential manager, where applicable – beforehand that you’re planning to have a get-together. Some residential buildings have a rec room that you could consider using for your party. Ask the residents’ committee of your building about your options.

In some cases you are allowed to sublet your unit or room for a specific period. To do so, you need to apply to Stadswonen Rotterdam for permission via mijn Stadswonen.


Terms and conditions for subletting

  • Your reason for subletting should be study-related: you will be studying abroad for a specific period of time, for example. You will not receive permission to sublet your Stadswonen unit if you are leaving for a sabbatical or extended holiday.
  • Be sure to submit your request at least one-and-a-half months before the start date of your sublet period.
  • The maximum term of a sublet is 12 months.
  • Your door-to-door travel time (from your existing residential address to the institution where you are doing an internship or exchange) is over two hours. Stadswonen Rotterdam will use the public transport website 9292.nl to check your stated travel time.
  • The sublet period does not coincide with the month in which you are required to give notice.
  • You will be arranging your own candidate for the sublet. This candidate will not be required to register with Stadswonen Rotterdam. Check out the HousingAnywhere website for exchange students currently looking for a place in Rotterdam.
  • Where applicable, the subtenant belongs to the target group for your residential building. Our overview of residential complexes specifies per building which target group or groups your complex is possibly reserved for.
  • If you have housemates, they do not object to someone else temporarily subletting your room or unit.
  • The maximum rent you are allowed to charge the person subletting your unit is the rent plus service charges that you yourself pay to Stadswonen.


Possible consequences of subletting

Please note: when the person who is subletting your unit registers at your address, this may have consequences for, for example, allowances you are currently receiving from the Dutch Tax and Customs Administration, the sanitation levy tenants of self-sufficient housing units have to pay to the Regionale Belasting Groep (Regional Tax Group), etc. In other words, be sure to inquire with the various organisations you currently deal with as a tenant whether subletting will change anything in your situation.

  • The tenancy agreement will continue to be in your name. As the official tenant, you remain severally liable for all rights and obligations that ensue from your tenancy agreement (including the timely payment of your rent and correct use of the unit).
  • At your request, Stadswonen Rotterdam can provide you with a Lessor’s Statement, which the person subletting your unit can use to register at your address with the Municipality of Rotterdam. The Dutch student grant agency Dienst Uitvoering Onderwijs (DUO) will also register the person subletting your unit as ‘living away from home’ for this period. The Lessor’s Statement also specifies the maximum permitted term for the sublet.
  • Where applicable, be sure to introduce the person subletting your room or unit to the residential manager of your building and your housemates.
  • Haven’t switched to paying your rent by direct debit (automatische machtiging) yet? We recommend that you arrange this authorisation before the start of the sublet.

Is one of your neighbours or housemates causing nuisance? We advise taking the following steps.

  1. Discuss the nuisance with the person responsible
    Contact the person responsible for the nuisance so that you can calmly discuss its effects on you. In many cases people causing a nuisance aren’t actually aware of its impact.
  2. Get in touch with the building’s residential manager or Stadswonen Rotterdam
    Do you live in a residential building managed within a management structure? In that case, if Step 1 doesn’t end the nuisance, be sure to notify the residential manager. Do you live in a residential building without a management structure, or has the nuisance continued after speaking with the residential manager? In that case, notify Stadswonen Rotterdam directly via mijn Stadswonen. Stadswonen Rotterdam will contact the person responsible and, where necessary, mediate between the two parties. It’s important in this context that you have kept close records of when this nuisance occurred.
  3. Legal procedure in the event of persistent nuisance
    If the nuisance persists after Step 2, Stadswonen Rotterdam can start a legal procedure against the person responsible, which may ultimately result in the termination of his or her tenancy agreement.


Recording instances of nuisance

It is important that you keep close records of when exactly you are confronted with nuisance caused by the tenant in question. It is easier for us to arrive at a solution if we can refer to facts rather than general statements. That is why, after first reporting a persistent nuisance, you need to make sure to immediately notify Stadswonen Rotterdam of any new incidents.


Has the situation become unbearable?

If the situation has become unbearable, please ask the police to intervene. The police can be reached on 0900 8844 or, in the event of an emergency, 112.

In residential buildings with a management structure, the tenants themselves get to co-determine Stadswonen Rotterdam’s policies within, and management of, their building. Whether or not a building has such a management structure can be checked in our overview of residential buildings. The management structure is set down in our Residential Management Regulations. Where applicable, these regulations are also included in the documents accompanying your tenancy agreement.


Influence at three levels

  1. Individual tenants
    At the individual level, you are free as a tenant to maintain and improve your personal residential environment. You can present your perspectives on building-related matters to the general residents’ meeting or the residents’ committee, and in the event of a dispute, contact the arbitration board. You co-determine who is appointed to the residents’ and auditing committees and can furthermore stand as a candidate yourself.

  2. Residents’ committee
    The residents’ committee represents all tenants in a specific residential building. The Chair of the residents’ committee also serves as the building’s residential manager. The residential manager forms the key link between the tenants and Stadswonen Rotterdam in a number of contexts. Within the building, the residents’ committee supervises whether tenants comply with the general regulations and house rules. According to the Tenants and Landlords (Consultation) Act (‘Wet op het Overleg Huurder-Verhuurder’, WoHV), the residents’ committee serves as Stadswonen Rotterdam’s official interlocutors on building-related matters.

  3. Stichting Huurderbelang Stadswonen (SHS)
    According to the Tenants and Landlords (Consultation) Act (‘Wet op het Overleg Huurder-Verhuurder’, WoHV), Huurdersbelang Stadswonen is Stadswonen Rotterdam’s official interlocutor on general tenancy-related matters. SHS is the highest-level representative body for tenants in Rotterdam. Please visit the SHS website for further information.


Residents’ committee

The residents’ committee represents the tenants of your residential building. The committee is made up of a minimum of four and a maximum of eight tenants. The residents’ committee convenes at least eight times a year to discuss the state of affairs in the following focus areas:

  1. Nomination of new tenants;
  2. Review of current service charges and the state of the different funds;
  3. The organisation of walk-in consultations, handling and settlement of social issues in the building, maintenance and repair requests and other questions;
  4. Monitoring and maintaining a positive residential and study environment. In other words: the residential building needs to be kept clean, in proper order and safe.

During the meeting of the residents’ committee, the committee executive also accounts for its activities and decisions in the most recent period.


General residents’ meeting

The residents’ committee is also responsible for organising the general residents’ meeting. During this meeting, residents discuss any matters deemed pertinent to the social and residential environment in and around the building. All tenants are allowed to contribute to this general meeting. There are a number of agreements in this context:

  • The general residents’ meeting needs to be organised at least once a year. The meeting is organised more often if at least 10% of the tenants submit a request to this end.
  • The general residents’ meeting is chaired by the residential manager. The members of the residents’ committee are excluded from any votes held during the general residents’ meeting.
  • During the general residents’ meeting, the tenants elect the members of the auditing committee from their midst.
  • The residents’ committee is expected to distribute the minutes to this general residents’ meeting no later than 14 days after the meeting was held.


Auditing committee

The auditing committee is responsible for checking the financial policy of the residents’ committee in the current financial year. The auditing committee is made up of a minimum of two and a maximum of four members. The members of the auditing committee are not allowed to simultaneously serve on the residents’ committee.


Daily executive

The daily executive is responsible for carrying out all day-to-day activities associated with the four focus areas of the residents’ committee. The daily executive consists of a residential manager, a treasurer and possibly a deputy residential manager.


Lodging a complaint regarding the residents’ committee

Do you have a complaint regarding an action or decision by the residents’ committee? In that case please first discuss your complaint during the walk-in consultation. If you are dissatisfied with the results of this consultation, you can submit a written complaint to the residents’ committee (via e-mail or letter). The committee is obliged to review this complaint during its next meeting and report back to you in writing on the results of this review. If you are still dissatisfied after this review of your complaint, you may lodge an appeal within two weeks of receiving the committee’s report. If the residents’ committee sticks to its previously formulated decision, you are allowed to appeal this position within 14 days at the Complaints and Arbitration Board.


Complaints and Arbitration Board

You can contact this board if you have a complaint about an action – or lack of action – on the part of your residents’ committee. To lodge your complaint, please report the dispute (accompanied by a full set of documentation/correspondence) to:

The Secretary of the Complaints and Arbitration Board
PO Box 4057
3006 AB Rotterdam
The Netherlands

If you object to an act or omission of Stadswonen Rotterdam, you can file a complaint. Below, we provide a summary of the complaints procedure:

  1. Inform us Do you have a disagreement with Stadswonen Rotterdam, or are you dissatisfied with the quality of the service? Contact us at: info@stadswonenrotterdam.nl. Urgent issue? Call +31 (0)10 245 67 00
  2. Confirmation We will confirm receipt of your report within 3 business days (or, in case of urgency, within 24 hours). We will either contact you by phone or in writing, or we will schedule a meeting with you and try to resolve your complaint immediately during this first moment of contact. The type of contact will depend on the type of complaint.
  3. Solution Once your complaint is confirmed, we strive to resolve the problem within 10 business days. In the event that it will take more time to arrive at a solution, you will be informed accordingly. If your claim is unfounded and therefore will not be resolved, you will be notified of the reasons why. In all cases, you will receive a written confirmation of the decision, as well as advice on additional options. If you disagree with the decision that is reached, a meeting can be scheduled to explain the reasons behind this decision in person. If at that stage we still do not reach an amicable agreement, you can turn to the Dispute Advisory Committee.
  4. Do you still disagree? Follow-up steps:

Suppose that you are dissatisfied with the service of Woonstad Rotterdam, for example, because your request for repair was not handled properly, or because an excessively high rental amount was withdrawn from your bank account, and although we tried to arrive at a solution, our attempts were unsuccessful. At that point, you can turn to the Dispute Advisory committee – an independent committee that acts as a mediator and advisor in case a dispute between clients and the housing corporation.

  • Registering dispute

On the website of the Dispute Advisory Committee, you can test whether the dispute will be handled by the committee, and you can also register your dispute here. On the Dispute Advisory Committee’s website, you can verify whether the complaint will be dealt with by the committee. If so, you can register your dispute here accordingly.

  •  Rent Commission

If you are unsatisfied with the result of the complaint handling by both Stadswonen Rotterdam and the Dispute Advisory Committee, you can bring your complaint to the Rent Commission: www.huurcommissie.nl. If you are dissatisfied with the outcome of the complaints handling by both Stadswonen Rotterdam and the Dispute Advisory Committee, you can turn to the Rent Commission.

  • Subdistrict Court

If this too fails to lead to a satisfactory result, as a final option, you can submit the matter to the Subdistrict Court.

Stichting Huurdersbelang Stadswonen (SHS) is an umbrella organisation that represents the interests of all Stadswonen Rotterdam tenants. For most questions, complaints or ideas, as an individual tenant the people you need to get in touch with are either the residents’ committee of your residential building or the staff of Stadswonen Rotterdam. SHS primarily concerns itself with issues that involve groups of tenants rather than individuals.


Herson

As the steward, I make sure the building remains a nice place to stay in.