Urgent Own Use as Grounds for Termination by Landlord in Utrecht

In Utrecht, landlords may request tenants to vacate with three months' notice for urgent own use (article 7:274 BW). Urgent reasons include own occupation, family reunification or renovation into own home, particularly relevant in tight neighbourhoods such as Kanaleneiland or Lombok. Proof is essential: no speculative behaviour as with real estate investors in Utrecht's city centre. The tenant in Utrecht gets six months' consideration period and may demand compensation of €6,000 in case of unreasonableness. Upon refusal, the Huurcommissie or the district court in Utrecht will intervene. Case law, such as cases at the District Court of Midden-Nederland, requires concrete proof, for example due to family expansion or relocation to Utrecht because of work at UMCP. After two years, the landlord must actually move in, otherwise a penalty payment looms. Tenants with urgency, such as in case of chronic illness or status holders under the Utrecht urgency regulation, have veto rights. Local statistics: approximately 30% of termination notices in Utrecht fail due to insufficient proof, according to Huurteam Utrecht. Tip for Utrecht tenants: demand written substantiation with address details; landlords, prepare a file with municipal declarations. Alternative: voluntary eviction with bonus, often attractive due to high Utrecht house prices. (212 words)