New Homestay Rental Act in the Netherlands - provide input before 26 August 2025
The new Homestay Rental Act creates opportunities for more people to start hosting and makes homstay rental much easier. Official consultation is now open until 26 August 2025.
Research commissioned by the Ministry of Housing shows that homestay rental could unlock up to 100 000 extra rooms: one in three homes has spare space and 8% of households are seriously considering taking in a tenant. To remove the barriers, the Homestay Rental Bill introduces (up to) five‑year contracts including a nine‑month trial period, more flexible cancellation grounds and affordability safeguards. The official consultation is open until 26 August 2025. Your real‑world experience can still shape the bill before its expected entry into force on 1 July 2026.
Hospi Housing has worked hard over the past few years to get this legislation on the agenda and therefore warmly welcomes the consultation. We call on everyone involved to speak out in favour of the bill so that homestay rental can truly grow as a social, sustainable and affordable answer to the housing shortage.
Why Do We Need a Homestay Rental Act?
The shortage of rooms has been acute for years, while attics, guest rooms and former children’s bedrooms remain unused. Back in 2024 Housing Minister Hugo de Jonge said it was “time for a comeback of homestay rental”. The accompanying public survey showed that:
- 33 % of Dutch residents have a home with space suitable for homestay rental;
- 8 % are actively considering renting out a room;
- the main barriers are lack of permission from the mortgage provider, perceived financial risk and unclear rules.
The Homestay Rental Bill tackles exactly those barriers. It broadens contract options, gives mortgage providers certainty and keeps rooms affordable for tenants. The open consultation gathers practical experience; the legislator will process the feedback before sending the bill to Parliament.
At a Glance – Five Key Points
1. Fixed‑term homestay contract of up to five years
2. Nine‑month trial period with a one‑month notice period for both parties during the first month (instead of three months for the landlord)
3. New notice grounds after the trial period: sale, forced sale and death of the landlord
4. Exemption from income‑related rent increases for lodger rooms
5. Simpler termination rules when selling the home
In addition, the government is exploring an exemption in the Affordable Rent Decree so that a main tenant who takes in a tenant remains under the regular Housing Valuation System (WWS) while the lodger comes under the system for non‑self‑contained units (WWSO). This change, planned for 1 July 2024, prevents main tenants from losing rental income.
What Exactly Will Change?
1. Fixed‑term homestay contract (up to five years)
Hosts will have the option to use a contract type that can last up to five years. Tenants know in advance when the agreement ends, and hosts are not tied to tenants indefinitely.
2. One-month cancellation in first month of trial period
The first nine months serve as a getting‑to‑know‑you phase, even for fixed‑term contracts. During this period either party can terminate with notice: always one month for the tenant and normally three months for the landlord, except in the very first month, when the landlord’s notice is also one month. This lowers the threshold for starting with homestay rental.
3. New notice grounds after the trial period
Under unlimited time contracts the tenant normally enjoys full security of tenure after the trial period, but the bill adds three clear exceptions: sale, forced sale or death of the landlord. Mortgage providers therefore face less risk and are more likely to allow homestay rental. This is a crucial measure for expanding the potential supply.
4. Affordability safeguarded
The tenant's income will no longer be counted in the annual income‑related rent increase. The rent therefore will not rise if the tenant gets a better‑paid job or if several students are registered at one address.
5. Simpler termination rules when selling the property
Current law requires a complex weighing of interests when a landlord wants to terminate because the property is being sold. By removing three restrictive conditions, the procedure becomes clearer and more predictable for estate agents, notaries and private landlords.
Tightening the Affordable Rent Framework
In parallel to the Homestay Rental Act the Ministry is amending the Affordable Rent Decree. The aim is that a tenant who becomes a tenant‑landlord remains in the ordinary WWS system for the main house, while the tenant falls under the WWSO. This prevents an unintended rent reduction for the main tenant and makes the model attractive for renters as well.
Why Hospi Housing strongly Supports This Bill
Benefits for hosts (to be)
Hosts can be certain they will be able to deliver the house empty when they sell, and a mis‑match can be resolved within nine months. This will encourage more people – especially singles and older homeowners – to rent out a spare room, generating extra income and company. The clearer rules also make mortgage providers more willing to grant permission.
Benefits for tenants
More rooms mean more choice and less price pressure. The trial period lets tenants find out whether co‑living with the landlord suits them, after which they still enjoy security of tenure and their income will not push up the rent.
Benefits for Society
Homestay rental is the quickest way to share housing. Stimulating it could release up to 100.000 rooms per year without even building new homes (which also need to be done). That eases the housing shortage, tackles loneliness and fosters social cohesion by bringing different cultures and generations under one roof.
When Will the Act Enter into Force?
After a thorough research phase, including consultations with stakeholders such as Hospi Housing, the draft bill was finalised in spring 2025. It still has to pass several milestones:
- July–August 2025 – Public consultation open
- Autumn 2025 – Analysis of submissions and publication of a consultation report
- Q1 2026 – Amended bill to the Council of State
- Spring 2026 – Debate in the House of Representatives and Senate
- 1 July 2026 – Target date for entry into force
How to Submit Your Response (Takes About Ten Minutes)
1. Open the consultation page: https://www.internetconsultatie.nl/hospitaverhuur and click ‘Reageer’ / ‘Respond’.
2. Log in with DigiD or submit anonymously.
3. Tell your story: why have you (not yet) rented out a room? Which elements do you support? What details could be sharper?
4. Back up your points with examples or figures (PDF uploads welcome).
5. Choose public or confidential – public responses inspire others; confidential is fine too.
6. Submit before 26 August 2025 23:59 and keep the confirmation email.
Every submission – from a few paragraphs to a detailed position paper – helps make the bill robust and workable. The more concrete your example, the more likely the ministry will act on it.
Spread the Word and Help Strenghten Homestay Rental
Share this blog with friends, neighbours or colleagues who have space to spare.
Need assistance? Email info@hospihousing.com – we’re happy to help.