What exactly does eviction letters mean?

In the 2026 Dutch housing market, receiving an official letter from the landlord or a bailiff talking about ending the rent or an “eviction” is an experience associated with great uncertainty. The word “eviction” often conjures up images of immediate homelessness, but in the legal framework of the Netherlands, an eviction company is rarely the end of the process; it is usually the start or a formal step in a strictly regulated procedure. Understanding exactly what these letters mean, what type of letter you have in your hands and what your legal status is is crucial to protect your rights as a tenant.

An evacuation company is not an order that you have to pack your bags within an hour. It is a legal document that indicates that the landlord believes there is a legal basis to terminate the lease. In 2026, the rules surrounding these notifications were further tightened to protect tenants against arbitrariness.

The notice of termination (Temporary contracts)

The most common letter that hits the doormat in 2026 is the “notice”. Technically, this is not an eviction letter, but a formal reminder that a temporary lease expires.

Since the changes in tenancy law, the landlord is obliged to inform the tenant in writing about the end of the rent between three and one month before the end date. Does this letter mean you have to leave immediately? Yes, provided that the contract is legally valid as a temporary contract. If the landlord sends this letter too early (before three months) or too late (less than one month before the end date), the contract will automatically be converted into an indefinite contract in 2026. In this case, the letter therefore simply means the expiration of the agreed period.

The notice of default and the summons

If there is a conflict, such as rent arrears or a nuisance, you will first receive a notice of default or a letter of summons. These letters mean that the landlord is taking the first step towards a possible eviction, but they give you one last chance.

In 2026, in the event of a rent arrears, the landlord is obliged to first complete an “early warning” process. The letter here means: “You have a debt, and if you don't pay or make an arrangement within 14 days, we will hand over the file to the court.” It is a warning that indicates that the landlord intends to have the rental agreement terminated. At this point, there is not yet a forced eviction, but an urgent request to comply with your obligations.

The summons: The step to court

If the summation does not lead to a resolution, the summons will follow. This is a document served by a bailiff. It means that the landlord asks the court for two things: the termination of the rental agreement and the eviction of the home.

This letter states exactly when the hearing will take place before the subdistrict court. It doesn't mean you have to leave the home already, but it does mean that the case has now officially become a legal process. In 2026, as a tenant, you will always have the opportunity to defend yourself. The letter is an invitation to tell each side of the story, for example about defects in the home that explain rent arrears, or personal circumstances that make an eviction unreasonable.

The subdistrict court's verdict

When the judge rules and agrees with the landlord, the verdict follows. This document is the actual legal basis for an eviction. A judgment granting the eviction means that the judge has determined that the tenant has lost the right to the home.

The judgment usually states a period of time, for example fourteen days, during which the tenant must leave the home voluntarily. The letter now means that the legal discussion is over. However, even now, the landlord is not yet allowed to replace the locks himself. In 2026, the power to evict still lies exclusively with the bailiff, who acts on the basis of the writ of execution (the judgment).

Service of the judgment and the eviction writ

This is the most critical letter in the entire process. After the judge has given permission, the bailiff comes by to officially hand over (serve) the verdict and leave an “eviction writ”.

This document means the following:

• The final date: It contains an exact date and time when the bailiff, possibly with the police and a locksmith, will be at the door.
• The announcement: It is the very last official warning. After this writ, the tenant usually gets another three to five days to deliver the house empty himself.
• The costs: The letter also means that all costs for the eviction (bailiff fees, police deployment, storage of household effects) are borne by the tenant.

The “Emergency Stop” scenario: Execution dispute

Even after receiving an eviction writ, there is still one final letter in 2026 that could change the meaning of the situation: the notice of an execution dispute.

This means that the tenant asks the court to suspend the eviction at the very last minute. This is only possible if there are new facts that the judge did not know yet, or if the eviction would take place on the basis of a factual error. The letter you send to the landlord about this means that you are trying to block the execution of the judgment. While the chances of success are slim at this stage, it is the last legal straw.

In summary, an evacuation company never means that you will be on the street tomorrow. Each letter represents a specific phase in a careful process of warnings, judicial review, and enforcement. Ignoring the letters is the biggest risk; understanding them gives you time to seek legal help and take action.