Forced relocation or forced relocation?
What does forced relocation mean?
Imagine: you are drinking coffee at the kitchen table and suddenly there is a registered letter. You have to move. Not next year, but soon. That is what we call a forced move. You are not moving because you feel like a fresh start but because the landlord is demolishing, the municipality is widening a dike or a judge is allowing an eviction.
Facts at a glance:
- Housing corporations will evict approximately 1,200 households from their homes in 2023. The figure is stabilising after years of decline.
- The majority of these evictions follow rent arrears or structural nuisance.
- In the event of a forced relocation, you are often entitled to a relocation allowance. More about that later.
Metaphor: a forced move feels like a thunderstorm at a picnic. you don't plan it, but you want to find a dry spot quickly.
Legal aspects of a forced relocation
Tenancy law and landlord
The law mentions three main reasons for terminating a lease: demolition, renovation and urgent personal use. The landlord must give you written notice and respect a statutory term. Do you not agree? Then the subdistrict court judge decides.
Ownership, expropriation & demolition
In a government project, the government can expropriate your home. You will then receive the market value and compensation for moving and furnishing costs. You will only sign at the notary if the amount is correct.
Emergency evacuation due to…
Is there an acute danger or extreme nuisance? Then the landlord can request an emergency eviction via summary proceedings. The judge looks strictly at evidence. Nuisance must be structural, one loud barbecue does not count.
Common causes (moving due to…)
- Rent arrears – bills are piling up, the bailiff is knocking.
- Demolition or renovation – apartment building gets solar panels, concrete rot or is demolished.
- Declaration of uninhabitability – fire, asbestos or risk of collapse.
- Urban renewal – municipality makes way for greenery, railway or new district.
- Urgent own use – the landlord wants to have himself or a family member live there.
- Healthcare institution (WLZ) – you close your room, you move to a more suitable place.
Rights & obligations – including the right to a relocation allowance
Notice and eviction periods for homes
- Rent: minimum three months plus one month per rental year (maximum six). This is paid by the landlord if you have to move. If he is obliged to do so of course.
- Own home: eviction will only follow after the government or project developer pays you in full. Do you want moving costs compensation from your landlord? Then read on quickly
Am I entitled to a relocation allowance?
Yes, when your home is demolished, renovated or closed. Since 28 February 2025, the minimum moving cost allowance is €7,673. Do you want to apply for moving cost allowance?
Amount of moving expenses allowance
| Period moving date | Minimum amount |
|---|---|
| From 28-02-2025 | € 7.673 |
| 29-02-2024 – 27-02-2025 | € 7.428 |
| 28-02-2023 – 28-02-2024 | € 7.156 |
| 28-02-2022 – 27-02-2023 | € 6.505 |
| 28-02-2021 – 27-02-2022 | € 6.334 |
Compensation in addition to moving costs compensation
Sometimes the basic compensation does not cover everything. Think of:
- New floor or custom kitchen.
- Loss of income for self-employed people who lose their studio.
- Compensation for non-pecuniary damage in the event of unlawful eviction.
You may agree on a higher amount with your landlord. If that doesn't work, you will need permission from the subdistrict court.
Step-by-step plan for a mandatory move
- Read the letter. Being scared is allowed, but sitting still is not.
- Ask for advice at the Legal Help Desk or a rental team. The help is free.
- Claim your moving expenses compensation in writing within six months.
- Find a place to live. Urgent declaration? Apply for it today.
- Budget. Put costs on paper, use the compensation wisely.
- Arrange a moving company. Request three quotes and negotiate.
- Report your new address to the bank, doctor and school. Avoid getting lost.
- Deliver the home. Take photos, return keys by registered mail.
Financial consequences & compensation
| Cost item | Average amount | Saving tip |
|---|---|---|
| Moving company (80 m²) | € 1.200 | Move on Wednesday; it's quieter and cheaper |
| Double charges | 1-2 months rent | Request a temporary rent reduction or deferral |
| New interior | € 4.000 | Marketplace and thrift stores |
| Storage | €60 p/m | Share a box with friends |
NB: the moving allowance is a floor, not a ceiling. If the costs do not cover the bill, submit your invoices and ask for a supplement.
Emotional and social impact
A forced relocation takes its toll. You lose neighbours, routines and sometimes your sense of security.
Practical tips from former movers:
- Talk. Share your concerns with friends or a neighborhood coach.
- Take children to the new neighborhood. Show them the park or the football club.
- Keep a moving diary. Sounds vague, but it helps. It provides overview and air.
Support and agencies
| Organization | What they do | Contact |
|---|---|---|
| Legal Desk | Free legal advice | legalloket.nl |
| Local authority | Urgency, temporary housing, debt assistance | Neighborhood or town hall |
| Housing association & rental teams | Check rental agreement, mediate | woonbond.nl |
| Urgent Needs Foundation | Emergency fund for moving costs | sun-fundatie.nl |
| Certified moving company | Transport and storage | recognizedmovers.nl |
Real-world case studies
Rent arrears – Amsterdam (2024)
Saskia lost her job and missed three rent terms. She called the corporation herself, made a payment arrangement and prevented eviction. Lesson: call before the bailiff rings. Long-term arrears are usually not treated so leniently.
Expropriation of railway line – Limburg (2023)
Ten families had to make way for a new railway. Through joint negotiations, they received an average of €12,000 extra on top of the standard compensation. When a house is demolished or renovated, certain rules apply, of course, and a relocation allowance is not enough. Agreements have been made for this.
Renovated apartment – Rotterdam (2022)
A nineties flat was renovated. Residents moved to a hotel for three months. The landlord paid rent and a daily allowance of €30 per person. A moving coach planned the return move so that no one got lost in boxes. This is of course nice when you move to a new home or institution.
Prevention – how to avoid moving after all
- Report early. Do you see payment problems coming? Call the landlord within thirty days.
- Request a rent reduction in case of high energy costs. This is possible within the points system.
- Use neighborhood mediation in case of neighborhood disputes or noise nuisance. Avoiding court saves stress and money. When you are moving you have enough stress.
- Check your rental agreement annually. If there is a renovation clause, you better prepare yourself. One person gets a moving allowance and the other unfortunately does not.
FAQ – forced relocation
1. How long does a forced relocation or eviction procedure take?
| Situation | Steps & deadlines | Practical lead time* |
|---|---|---|
| Eviction in case of rent arrears or other breach of contract | 1. Summons → hearing before the subdistrict court judge after approximately 4-8 weeks. 2. Verdict usually immediately or within 2 weeks. 3. Service by the bailiff; the tenant is given at least 3 days to leave (the judge often gives 1-4 weeks). 4. After the statutory appeal period of 14 days, the bailiff can actually evict. | 2-4 months is usual; 6 months or longer if you file an objection, appeal or there are court backlogs. |
| Forced relocation due to demolition or major renovation | Landlord must announce in writing, consult with the tenants (association) and give a reasonable period to move. In social plans of corporations 6-12 months is common. If you do not agree, the same legal route follows as above. | Often 9-18 months, because a project file, alternative housing and possible legal proceedings take time. |
*The judge may attach shorter or longer terms to the above-mentioned terms in individual cases.
2. Do I have to pay eviction costs?
Yes, unless the judge decides otherwise.
In the judgment, the judge will by default order the losing party to pay “procedural and execution costs” (Article 237 of the Code of Civil Procedure). These include: summons, court fees, bailiff, locksmith, removal/storage company and, if applicable, municipal dumping costs.Order of magnitude
For a single-family home, the total can quickly rise to €1,000 – €3,000. If the contents are left behind, storage and auction costs can double the amount.What can you do?
- Prevent the actual eviction: hand in the key voluntarily; this will eliminate most of the implementation costs.
- Negotiate with the bailiff about a payment arrangement. Your landlord will of course not pay the additional costs.
- Are the costs excessive? Ask for an itemised invoice and, if necessary, review by the subdistrict court or the Chamber of Bailiffs.
3. Relocation costs compensation (VKV) in case of demolition or renovation
| 2025 | Independent home / caravan | Room / independent living space |
|---|---|---|
| Minimum compensation(national, art. 7:220 paragraph 5 BW, Minimum Contribution Decree) | €7,673 for moves from February 28, 2025 | No legal amount; you negotiate yourself. |
Some corporations use higher amounts (e.g. Lefier €8,028 + €803 extra for a temporary exchange home). How much you get depends on the situation. Of course, certain procedures apply to this. And for some people, different rules apply.
You can apply for a Wmo relocation allowance (for medical reasons) at the municipality – Amsterdam 2025: € 3,056.31. This is regulated by law. Also check the Long-term Care Act.
Conditions
- You have to move because of demolition, major renovation or urgent work that makes habitation impossible. In the case of a home or urban renewal, the housing association or municipality will usually compensate you.
- You rent an independent living space (with your own front door, kitchen and bathroom) or fall under a social plan in which the corporation and tenants' organization have explicitly included the arrangement. You can also agree on an amount yourself.
- You actually move (no right if you are only staying temporarily).
This is how you apply for the VKV
- Written request to the landlord (registered letter or email with acknowledgement of receipt). Please state:
- that you are entitled to Article 7:220 paragraph 5 of the Dutch Civil Code;
- your new address and planned moving date;
- bank account number;
- the statutory minimum amount (or higher amount from the social plan).
Ask your landlord for more information. They can give you compensation to pay for your moving costs. Sometimes this is also stated in your rental regulations or rental agreement. Whether you receive a moving cost compensation has nothing to do with a long-term or temporary rental contract. Everyone can be entitled to this.
- Payment term: within 30 days of your request, or on a previously mutually agreed date (many corporations pay 50 % in advance, 50 % afterwards key transfer). Do this before the transfer when your long-term or temporary rental contract expires.
- No (timely) payment?
- Send a notice of default with a 14-day term.
- You can then go to the Rent Assessment Committee (dispute about reasonableness) or claim the amount plus interest and costs via the subdistrict court free of charge.
Moving checklist
- Keep the letter and rental agreement.
- Submit the request for relocation expenses compensation.
- Compare quotes from moving companies.
- Turn utilities off and on.
- Record meter readings.
- Take pictures of old house.
- Give your new address to anyone who sends mail. Some agencies require your permission to do so.
Moving is happy to help you
A forced relocation feels like a storm. Yet you can tighten the sail. Know your rights, claim your compensation on time and call for help.
Did you receive an eviction letter today? Mail us. The Moving team will scan your file for free and show you the fastest route to a new home.
