Netherlands Commercial Eviction Process: Procedures and Timelines
Guide to termination and eviction of commercial business premises in the Netherlands: grounds, timelines, and eviction protection under both regimes.
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Termination and eviction of commercial business premises in the Netherlands differs fundamentally from residential leases. The applicable regime — Art. 7:290 BW or Art. 7:230a BW — determines the rights and procedure.
Termination of 7:290 BW Premises
Commercial Eviction Process in national
Issue Breach Notice
Serve a formal written breach notice specifying the default and cure period.
Allow Remedy Period
Give the tenant opportunity to fix the breach within the specified time.
Terminate Lease
Issue a termination notice if the breach remains unresolved.
Court Action
Apply to Huurcommissie (Rent Tribunal) / Kantonrechter for a possession order if the tenant refuses to vacate.
Formal Requirements
- Registered letter or bailiff's writ
- Minimum notice period of 1 year
- Statement of the grounds for termination
- Termination only at the end of a lease term
Grounds after First 5 Years
Grounds after 10 Years
After the second five-year period, additional grounds include:
Court Proceedings
If the tenant does not agree to termination:
- The landlord initiates a termination procedure at the subdistrict court
- The court examines the grounds
- For urgent personal use: landlord must prove necessity
- The tenant may remain until the final, non-appealable judgment
- If rejected, the landlord can only try again after 3 years
Relocation Compensation
Upon termination for urgent personal use, the court may award the tenant relocation compensation, including fitting-out costs for the new location.
Termination of 7:230a BW Premises
Procedure
- Termination according to contractual terms
- In the absence of contractual terms: termination with reasonable notice
Eviction Protection
After termination, tenants of 7:230a premises have the right to eviction protection:
- The tenant does not have to leave immediately after the lease ends
- The tenant can request the court to postpone the eviction date
- Postponement of maximum 1 year per request
- Maximum 3 times (total maximum 3 years)
- Request must be filed within 2 months after the lease ends
Dissolution (Both Regimes)
Regardless of the type of business premises, the landlord can always seek dissolution of the lease through the court for:
- Default by the tenant (serious rent arrears, typically 3+ months)
- Illegal use of the premises
- Serious nuisance or damage
- Subletting without permission
Prohibited Practices
As with residential leases, self-help is strictly prohibited:
- ❌ Changing locks
- ❌ Disconnecting utilities
- ❌ Removing property
- ❌ Blocking access
Best Practices for Landlords
- Determine the correct regime — 7:290 or 7:230a, this is crucial
- Track deadlines — note end dates of five-year periods
- Engage legal counsel early — the procedure is complex
- Document default — record arrears and nuisance
- Offer alternatives — for urgent personal use, help the tenant relocate
How Landager Helps
Landager's commercial module helps landlords track lease terms, calculate notice periods, and follow the correct procedure for terminating commercial leases.
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