Temporary Rental Contract Abuse
Under Article 7:271a BW, a chain of three fixed-term rental contracts or 36 months of fixed-term tenancy with the same landlord automatically converts to an indefinite contract. Landlords who repeatedly issue new temporary leases to avoid this rule are acting unlawfully — you can refuse to vacate and claim tenant protection.
Temporary contracts are standard in the expat market but heavily restricted. Understand when your 'temporary' lease is actually indefinite and how to respond to non-renewal pressure.
01Guidance
Legal basis: fixed-term chain rules
Article 7:271a BW (introduced 2016) limits fixed-term residential leases. After three consecutive fixed-term contracts with the same landlord for the same property, or 36 months total fixed-term duration, the next contract is legally indefinite unless a narrow exception applies (e.g. temporary landlord need). The landlord must inform you in writing before the third contract that the chain rule exists — failure to inform strengthens your indefinite claim.
02Fixed-term chain thresholds
Fixed-term chain thresholds
| Item | Detail |
|---|---|
| Max consecutive fixed-term contracts | 3 → 4th is indefinite |
| Max total fixed-term duration | 36 months → then indefinite |
| Minimum gap to reset chain | 6 months (complex — seek advice) |
| Huurcommissie jurisdiction fee | €25 |
| Landlord notice (indefinite termination) | 3–6 months minimum |
03Procedure
Enforce indefinite tenancy rights
- Step 1: List all contracts and start datesInclude renewals and side letters. Calculate total months and contract count.
- Step 2: Check if chain rule triggeredThree contracts or 36 months? Your current contract may already be indefinite by operation of law.
- Step 3: Respond to non-renewal or eviction noticeState in writing that you hold an indefinite tenancy under Article 7:271a BW and do not accept termination.
- Step 4: File with Huurcommissie if landlord persistsRequest declaratory decision that your tenancy is indefinite.
04Template
Template letter asserting indefinite tenancy
Geachte heer/mevrouw, Naar aanleiding van uw mededeling dat mijn huurcontract per [datum] niet wordt verlengd, informeer ik u dat op grond van artikel 7:271a BW mijn huurovereenkomst is omgezet in een huurovereenkomst voor onbepaalde tijd. Sinds [startdatum] heb ik [X] opeenvolgende tijdelijke contracten gesloten / [Y] maanden gehuurd. Een opzegging door u is daarmee aan strikte wettelijke vereisten gebonden. Ik blijf de woning bewonen en betaal huur conform contract. Met vriendelijke groet, [Naam]
05Escalation
When temporary contract disputes need a lawyer
Landlords facing involuntary indefinite conversion sometimes change locks or sell the property claiming vacant possession. Immediate legal intervention prevents illegal eviction. A lawyer can file summary proceedings (kort geding) within days to restore access and confirm your tenancy status.
06Guidance
When temporary contracts become indefinite in edge cases
Student housing, anti-squat ( anti-kraak ), and short-stay tourist rentals follow different regimes — confirm your contract type. Same landlord different property resets chain in some interpretations — seek advice if moved within portfolio. Gap of six months between contracts may reset chain per legislative history — document continuity if landlord claims reset. Inform landlord in writing when you believe fourth contract is automatically indefinite — prevents later dispute about intent. Non-renewal notice must meet statutory minimum notice for indefinite tenancy once converted — often three months landlord notice. Pressure to vacate without court order is illegal — do not leave without legal review if chain rule applies. New owner purchase does not erase tenant rights — lease transfers under Article 7:226 BW.
07Frequently asked questions