How do you renew a temporary lease?

Renting a home with a temporary contract often involves a sense of uncertainty. You've found your spot, you're used to the neighborhood and the neighbors, but the end date in your contract is inexorably getting closer. In the current Dutch housing market, where the rules concerning temporary rentals have recently been significantly tightened with the Fixed Lease Contracts Act, it's essential to know exactly where you stand and how to approach an extension.

The most important thing to understand is that a temporary contract cannot simply be “extended” for another temporary period. In most cases, an extension means that your contract automatically changes into an indefinite contract. Here's how to talk to your host, what the legal pitfalls are, and how to increase your chances of staying longer.

Understand the new rules: from temporary to permanent

Since July 2024, legislation in the Netherlands has changed drastically. The starting point now is that an indefinite lease is the norm. Temporary contracts of up to two years (for independent homes) are in many cases no longer allowed for new tenants, unless you belong to a specific target group (such as students or people in an emergency situation).

What does this mean for your extension?

If you currently have a temporary contract that still falls under the old rules, or if you are one of the exceptions, remember one thing very well: a landlord cannot offer you a temporary contract for the same home twice in a row.

As soon as the landlord suggests you “stay another year”, and you sign to do so, your contract automatically changes into an indefinite contract by law. This is often why hosts are reluctant to renew; they're afraid they're “stuck with you.” Your job is to convince the landlord that you are worthy of the stability and preservation of the home.

The timing of your request

Don't wait until the last month to discuss an extension. A landlord is required by law to inform you in writing of the end date between three and one month before the end of the contract. If he forgets this or does this too late, your contract will automatically be converted into a permanent contract.

The best time to take the initiative yourself is about four months before the end date. This gives the landlord time to think about your proposal, and you still have time to find another home if the answer is “no”. By starting early, you also show that you are a serious and organised tenant.

How do you prepare for the interview?

A landlord renews a contract more quickly if they know they don't have to worry about the home with you. See the discussion about extension as a kind of performance review.

• Show that you are a good tenant: Have you always paid the rent on time? Have you done minor repairs yourself? Have the neighbours never bothered by you? These are your strongest strengths.
• Maintain the home: Make sure the home looks great when the landlord comes by for an interview. A well-maintained home is a reason for a landlord not to take the risk with a new, unknown tenant.
• Long-term housing: Explain why you want to stay. Perhaps you work in the neighbourhood, your children are having a good time at school, or you have invested a lot in furnishing. Personal arguments can affect a landlord, especially with private landlords.

The options you can suggest

If you notice that the landlord is unsure because he does not want to be tied to a permanent contract immediately, you can look at creative solutions. Please note: the law is very strict here to protect the tenant.

Interim rent (Diplomatic Clause)

Sometimes a landlord wants to rent out the house temporarily because he is going abroad for a year himself. If this is the case, a contract with a diplomatic clause may be used. This can sometimes be extended if the landlord stays away longer. Ask if this is an option if the landlord himself has plans for the home in the future.

Target group contracts

Do you belong to a specific target group (such as young people or PhD candidates)? Then there are sometimes specific forms of contract that can take longer. Check with a legal advisor whether your situation falls under one of the exceptions of the Fixed Lease Contracts Act.

What if the landlord does not want to renew?

Unfortunately, with a legally valid temporary contract, you do not have eviction protection. If the landlord sends the notice (the message that you need to get out) on time and correctly, you must leave the home at the end of the term.

If the landlord does not want to renew because he wants to sell the home or live there himself, there is little you can do. But if he simply wants to find a new tenant at a higher price, you can sometimes still negotiate. You could offer to accept a small rent increase (within the legal framework) in exchange for a permanent contract. For the landlord, this also saves costs for vacancy, brokerage costs and the risk of an unknown tenant.

Always make agreements in writing

If the landlord agrees verbally to an extension, make sure you confirm this immediately via email. A paper appointment is worth its weight in gold. As soon as you have confirmation that you can stay after the original end date, and a new term is mentioned or you simply continue to rent, you often already have an indefinite contract in practice.

Renewing a temporary contract requires a mix of tact, timing and legal knowledge. By acting proactively and presenting yourself as the ideal tenant, you make the step for the landlord to a permanent contract a lot less exciting.